Thanks Chris How do you think it would have to be structured?

This should have already been a common practice, but because of the commission structure before the NAR settlement, lots of agents did not execute contracts with buyers in order to gain them as clients. 

I paid for a coaching program that helped me improve my fee structure and nearly doubled my annual income.Going it on your own has benefits, but look for help in the most important areas.

What do you do about mold that has gotten into the structure?

Your corporate structure is too complex.

Hello, my real estate investment partner and I are in talks with a party about getting a $1-2M promissory note in place, which we would draw on to make acquisitions of 12-25 single family homes over the next year or s...

Both strategies have risks, but with syndication my feel is that there's much more opportunity to diversify your money and optimize for taxes. 1031s, for example, are possible with syndications if structured properly.

How would you structure that deal? 

They are effectively like any other syndication (by definition they are a syndication), but put in place a legal ownership structure to accommodate 1031 proceeds.I understand why they have higher fees than the typical syndication, given the complexity in their ownership structure compared to a "typical" syndication.At the end of the day, any return from a syndication (typical or DST) is going to be primarily driven by market cycles.  

I also know plenty of RE agents who continue to buy off market properties at a bargain and they have not experienced any legal issues. 3) Business structure - keep under my building LLC (taxed as S-corp) or start new, then transfer properties that I keep to my holdings company. 4) Overall concept feedback?