However, because the loans are commercial, the due diligence process is much longer and intensive than on a Single Family Property, requiring an appraisal, environmental study, property condition and some other case-by-case reports like Lead Based Paint, Asbestos and Radon.

Environmental Protection Agency, U.S.

It does not have all the elements you desire, but then again you  (nor I) can't afford all the things you  (we) want, not yet.

A key element in structuring the contract is to include "and/or assigns", meaning, Buyer, John Doe, and/or assigns the property etc., giving you the right to sell the contract to whomever, in most cases, another investor.

Phase I environmentals will be required, sometimes Phase II, and the engineering and inspection reports are big bucks.

I think the key element is knowledge, make sure you know the ARV, check and doublecheck the sold comps and walk the house yourself.

Open the windows and call the Bio-Squad, you probably have an environmental clean up business in the area, they clean up any mess and will deal with odors as well as any bio hazard.

The problem is that would take away from the funds we would disburse to both of us( we keep all proceeds in the company and take no salary)I have a lot of other great ideas that allow us to grow more but I am limited by the time element.

That said, in times of high rate of change in prices (steep inflation, steep deflation), there is an added element that isn't accounted for in classical economics -- irrational behavior.

Getting an education before jumping in is a critical and smart element.