I had a RE license as an Investor/Contractor and never saw that it saved much money (My experience anyway) People think you save 2.5 - 3% on every deal because you don't pay a Buyer's agent.....but most sellers are not dumb and will not automatically 'give' you that money, they will either expect that they keep it or maybe work out some kind of a split.So if you are just going to be an investor, there is no way that it is worth the cost (IMO)

Use this experience to work out the kinks and build a strong boots on the ground team.

How did this work out for you?

By making sure that (1) the investors are aware of this before investing (and not just by putting this on page 32 of the PPM, but by conversation and email trail), (2) that the investors have a certain minimum net worth and or income (and not just by SELF certification), and (3) that the investors don’t put all their eggs (investment $) in one basket(loan participation) we avoid all the drama when the inevitable one out of ten or twenty investmemt doesn’t work out as planned.  

@Brian QuoIf you can afford the $900 to $1000 loss each month, it could work out.

We had to 'pierce the veil' and have an underlying partnership agreement, bank account in the partnership name rather than Land Trust name, but it did work out to open an operating account for each property.  

It'll likely put you in more challenged areas so there's higher probability for headaches but those properties that do work out, tend to do very well. 

Hopefully you get it.It looks like your strategy would work out great, especially if you can get it anywhere close to $450k. 

But the property as a whole was in much worse condition than expected, so I don't think the numbers would work out for me.

If you are comfortable with it, it could work out great.