'Earning' 6%+ risk-free and tax-free in our .01% savings account environment makes sense.I mostly responded to dispel the notion that holding a mortgage for the 'tax benefits' makes sense.  

We have found an innovative way to help the community save money as well as save our environment. 

In this low interest rate environment it shouldn't be that difficult for an experienced rehabber to find private money.

You definitely need one, but everything should be inclusive in the title costs.

I help property owners and small businesses improve energy efficiency, environmental health, and impact on the natural environment.

I was brought up in a 'broken family environment'.

It seems like a fun and profitable environment.

Take a look at this thread:https://www.biggerpockets.com/forums/61/topics/124...I use an All Inclusive Trust Deed where the payment amount and interest matches the seller's principal and interest payments.  

(that is what exaggerates the public misunderstanding of these)  The CFD/LC can be all inclusive in regards to terms and in many states that is the actual requirement.  

By definition, cash on cash is the before tax cash flow divided by the equity investment, however I have also been told to model CoC returns inclusive of property taxes since I like the metric to represent cash as truly possible.