I never go off of a flat percentage on anything, I analyze the costs to get to a specific return I target and analyze the risk that is involved. 70% may be an initial metric to see if it is even worth pursuing, but every deal should be evaluated independently based on costs, time and risk involved.

Since you already know the metrics in the fix & flip game, this might be an avenue for you to consider.

Real estate investing requires a good deal of research, so build your arsenal and over time you'll be an old pro. 

That will be an issue if you change it to try and make it contingent on financing.

Normally a Promissory Note would just be an I.O.U., and that's what the banks want people to think.

They can also be an LLC that specifically elected to be treated as a corporation – there is a box for this option, too.If they signed that they are a corporation, as opposed to a single-member LLC – then you’re off the hook.What about DBAs?

I’m not looking to be an active/public realtor, just need a place to hold my license.For context, I currently hold an active HI real estate license in good standing and have strong networks on both Molokai and Maui.

with your criteria, why not just be an accredited  investor and get into some type of syndications?

If those things did not occur, some regs may have been violated by licensees.Regarding marketable title, unless the "liens" were in excess of $255,000 IMO there would not be an argument that the seller could not deliver marketable title.

There is also parking per unit and impervious cover that could be an issue.