My name is Jared Smith and I have been involved in various real estate investments since 2006 when we did our first flip in the PNW all on a CC!

We found ourselves wasting an obscene amount of time doing our due diligence where we doubt that the vast majority of bidders actually understood the costs involved in the rehabs.

You may want to involve an attorney for the purchase and sale and mortgage agreements though... 

Its certainly not "guaranteed return" - thats a word to always stay away from in real estate (in finance or even investing in general)high level - its because HMLs are going to be secured by the real estate, meaning in event of default, the lender can get the property to be made whole - somewhat trust is involved, but thats the main mechanism behind it

This applies even if the expense occurred before renting out your first property.This post does not create a CPA-Client relationship.

I wonder how involved would I still have to be if I hired representation?

I'm trying to confirm the final replacement property identification deadline because the IRS issued a Disaster Notice that may extend my 45 day deadline.My qualified intermediary says they will not confirm the IRS notice applies or whether the 45 day date they gave me is overridden by the notice.

There are limited exceptions for properties that were recently purchased but it does not sound like that applies to your situation.

@Patrick Shep I would absolutely encourage you to apply without any co-signor.  

Please do your research before getting involved with this "Guru"Many members of bigger pockets can attest to this.Regards,