We are a long-term buy & holders, but never want to be in a position where we can't exit a property without needing to bring money to the table.

Cap table calcs are hilarious!

Should I let the tenant know right after or before I leave (arrive at) the closing table?

I did this before and unfortunately, I was dragged along for almost a year, but then again this was partially due to the borrower and his lack of due diligence (I’ll take blame too for partnering with the individual) but I like to think that the mistakes I had seen wouldn’t take place if the project was under my watch or to the very least the situation would be handled differently.The properties and deals that I generally see and come across in the South Jersey and Central Jersey areas would need a gap lender that would bring roughly 25 – 45K to the table depending on the area.

I understand that we bring different skillsets to the table and maybe my learning curve will be a little sharper than others, but I expect to be able to get this to some degree at some point.Thanks for your continued patience with me on my quest to save my ***, time and money.Much love.

I don't think there's much wrong with the rate, you'll be stuck with stuff in an escrow account, etc. but it's the amortization table that's going to kill you.  

I wrote this long response with corrections to your errant attestations but erased it and will just state, wholesalers are a dime a dozen, as are the benefits they profess to bring to the table.

I sold my offset printing business and a few years after the turn of the century, I took a job at night at my friend’s company to keep food  N the table while I built my real estate empire.

Of the $80k needed to purchase and rehab, I am only bringing about $14.5k to the closing table which I plan to get back in May.

@Jimmy Dudley  its sort of depends on where you live and closing customs.for instance on the west coast there is no such thing as a wet closing.. or having all parties come to the closing table.. simply never happens.so when we sell something here I usually go in and sign ( if I want to I can also just have them e mail docs and I sign and they send a courier to my office.. )this is done 2 to 10 days before closing.. then the buyers come in the 3 days before usually because they have their 3 day right of recession ( owner occ mortgages)  then the loan package goes back to the lender.. then the title company has to record in the morning.. and has to send recording numbers to the lender then the lender funds.. then the next day once this is done title company will cut checks or wire proceeds.. for us 100% wires we never get checks.. its always kind of comical when I am sitting in my office in Oregon closing a deal in some east coast state and the closing attorney sends me an email with the time of the closing and wants to know if that time is good for me like I am really going to be there..