Since a lot of you are wondering the difference between PML and HML, here are my thoughts about it...Private money lending and hard money lending both involve loans for real estate, but they differ in source and terms.

Some investors might also offer a flat fee, anywhere from $1,000 to $5,000, if it’s a smaller deal or if the realtor’s involvement was minimal beyond bringing the opportunity to you.You can negotiate based on how much work the realtor did (e.g., facilitating the deal, negotiations, etc.).

I have not purchased any occupied properties because the risks involved seem too high.

A thorough inspection will give you a clearer idea of the true scope of work involved.

How much involvement are you looking to have?  

I agree, but Vail is not involved.

I was hoping to structure a deal that involves paying the seller every month and then a balloon payment in 5 years (when I can get an 80% LTV cash out refinance to put a mortgage on the property without having to put any money down because I'll have built up at least 20%).

Since REPS is determined on a joint return basis, her active involvement and the combined hours can qualify you to offset your 2024 W-2 income with real estate losses, including losses from cost segregation and bonus depreciation on your remaining rentals.

A hybrid approach involves buying early and renting out units, then moving into one.

You might feel like the effort doesn't justify the cost, but she was involved on the initial showing and that's what demonstrates the agency between you two.