It was three bank lawyers, a deputy and me sitting around a tiny table.  

I would love to be able to say this is what i am gonna do - but it doesn't look so good right now.. ps-i am studying for my CA RE license, so i do know a tiny bit.I want to write SOOOOOOOOOO much more about this seminar/sales pitch.. but I just had a minor outpatient surgery done to my right index finger and it's a BEAR to type..

I just bought a tiny 500 sq ft 2 bedroom house on a 2 acre lot.

The master bedroom is on the bottom floor, 3 other bedrooms upstairs, plus a 2nd full (if tiny) bathroom.

You know that wholesaling is the ticket and all you have to bring to the table is the knowledge that you now posses.You won't like this answer, but don't WASTE your tiny bit of time and money trying to wholesale. 

Rental Income helps pay college... increase over time, real estate appreciation....Life /Financial Situation:- Kids set to go to college in 2 years and 7 years ( => sponsor 8 year of university)- Outside home equity I have 401(k), Emergency Fund to cover 1 year of expenses, and 529 to cover 1 year of college, and a tiny play brokerage account, paid up cars no loans.- Risk averse- Want to semi -retire early and use obamacare efficiently and some non stress job income to sail from 55 to 65.

Clearly I would always honor my word for a multitude of reasons, the obvious being my word is my bond, but the main reason is that it would never ever be worth losing a good private lender and your reputation over trying to save a tiny % on the loan!

Depending on what we decide to do with the current floor plans - the kitchens are tiny (upstairs is 8x8) - we may take all external walls back to the studs and properly insulate and air-seal the envelope (likely with closed cell foam as I expect there to be limited wall cavity space).  

While schools can be VERY important if your property is family oriented (3+ bedrooms, large yard, etc), it can be far less important if your house is in a retirement community, is a studio or a 1 bedroom, is a trendy "tiny house", is in a work/live space, is right downtown and close to night-life or is otherwise more geared to those without children or who are "pre-child" or "post-child".I have many friends who are either empty-nesters or who are middle-aged and childless that just love finding funky houses, close to the stuff they think is cool and who never even know where the nearest school is, much less know or care how they perform.

I'll be purchasing a Tiny House for short-term rental income.