For example we pay our own income taxes, broker splits and all of our other expenses directly out of what we make including required E&O insurance, MLS dues, licensing fees, Board of Realtor dues, continuing education costs, marketing, advertising, office fees/rent, transaction coordinator/ assistant fees, health insurance, car insurance and maintenance, gas, tires, software, retirement fund, etc.We are not W2 employees with payroll taxes already taken out of our paychecks, company-paid health insurance and matching retirement account plus a guarantee of at least 40 hours paid work per week, sick pay, paid vacation… none of that.So if you’re thinking you’ll be able to pay an hourly wage typical of a W2 hourly employee like $50-85/hr… that’s definitely not going to work.

No guarantee this will continue but I see elected officials making policy mistakes that will lead to less development and that makes me believe constrained supply will continue to drive above average appreciation.John

Their "guarantees" are total junk.

But in my experience, you would be better off spending that same amount of time/hustle working a second part-time job with guaranteed income, then investing in buy-and-hold properties. 

Personal guarantees are EXTREMELY common.

Guaranteed others are fine with a lower elevation, but I do not have water run over my foundation inside.

If you give someone over 19% membership interest in the deal, the bank will usually require a personal guarantee from that individual. 

Depending on how it is done and what guarantees the government offers and requires of the released entities, interest rates could move slightly higher.

I know there's seller finance and "B" lender that are good for the short term, but if a balloon payment is due say in 5 years, there's no guarantee that my DTI would be in a better place then I'd be stuck without funding. 

They only operate in markets where their data can hedge an almost guarantee if you follow their protocol.