What @Chris Martin said.A real estate/closing attorney, a promissory note and a deed of trust are the primary (sometimes only) ingredients needed or required to close on a property using private or hard money in this state.The going rate around here for a RE attorney to draft or review these docs and close a loan is anywhere from around $400 to upwards of $1,000 depending on who you know, how much business you throw their way, or the direction of the wind that day.The cleanest way to do it, if you're interested in that sort of thing, is for the PML to have their own RE attorney draft the lender docs (Note, DOT, some want a personal guaranty as well) and then use a different RE attorney to close the transaction with.

The image on the left is the kitchen, prior to me throwing down a rug.

Not trying to throw another buzz kill in but is that duplex still there after Irma?

It's insane how many deals people will throw your way when they know you only have 45 days to identify (lots of crap with properties that are all priced on pro-forma cash flows!

I let the listing agent decide if they want to throw in their commission to make the deal work. 

You could also offer to throw money in deals as well.

They'll throw a lot at you: excuses for non-payment, snitching on "#4" (yes, my tenants only referred to each other by apartment number, never by name), why they need this or that.

Happy to talk to you sometime and throw some ideas around :) 

I am thinking of doing that in order to rent the front out.Comfortably I have $50k to throw into a deal, and if I stretched it, could put $100k into a deal.

It is way too easy to throw FHA off, even in the last minutes before closing.