And on the flip side, if I know that I'm going to be the only offer on a house as a buyers agent, I have a pretty solid chance of getting the service fee that I want.

I didn't need to use them much, but I used them for three flips in the past I think so it could work for your client.

If you are acquiring it as a fix and flip then your HML/PML would cover the initial deposit.

nice job I grew up flipping land I love that play still fund land flippers to this day is a niche of lending that I have carved out.. 

I've seen numerous newer investors come to us for help after they've purchased a flip property in need of a massive rehab that did not know about the "FEMA 50%" rule.

They were all non performing - many renovation loans where little reno was done and maturity date already passed - guessing it was inexperienced borrowers learning how to flip and were getting "easy" money. ya they took me out of about 14 of my deals and well being that I was getting paid it was not my place to coach them they made loans far in excess of my positions. 

I have dealt with it many times, more on flips.

Looking to invest, I was thinking of flipping, as well airbnbs, etc.... many RE options -cant decide which one is right for me....obviously $ is consideration too,...

So, just speculating here, if they bought a slew of notes with the expectation of flipping them within a few months for say a 10% profit, but they have a hypothecated loan against these for say 12%+, and are still holding them 12 months later are quickly underwater. 

Thanks Jonathan - do you have recommendation on if it's best then to flip in this market?