I saw a land of opportunity in LA... but my perception may differ from reality.From your prospective as a local, is there a lot of opportunity for an entrepreneurial "hustler"???

Tom, it's going to take awhile to get my BS Meter shut down and reset, rockets blasting off, sirens blaring, buzzers buzzing, even the strobe lights are flashing and red flags are up full staff.

This is also called Arbitrage and is a siren song to the constant flow of newbies coming on here looking for easy riches.

The models most students use are rudimentary at best, but the assumptions and perception of risk is simply not there for me to feel comfortable putting my money with them.

Adopting securities disclosures to an exempt transaction simply pulls the perception of your loan is being treated with security implications.The more you put in writing the more you have to address when you don't follow the norm or follow usual and customary methods.You should discuss loss aspects, truthfully verbally with anyone you deal with.Any full disclosure would be 200 pages long of "what ifs", don't go there in writing.These disclosures dreamt up by gurus and others is nothing more than eye wash to give a false sense of security to the person giving the disclosure, as if it gives cover to doing something questionable.

Your entire perception of my messages were wrong.

The reality is the bigger pockets perception of maximum leverage (95%, 90%, even 85% LTV) the debt service and PMI kills any potential for cashflows in our low cap market. 5%+ Cash on cash is not possible with this much leverage and anyone who tells you it is, is doing their math wrong.

The primary reason I credit the fee back to their first months rent is to support a perception that i'm NOT a greedy landlord, a perception many tenants have in the SF Bay area.

This is is the same common phenomenon that leads most Americans to lease cars and carry credit card debt from month to month: a perception emerged that if the bank quoted you an initial monthly payment that was possible for you, you should take the loan.When foreclosure came, it came after a long period where rates were raised on the loanholder and the prices of the property dropped, so that the homeowners were "upside-down" on their mortgage.

You'd be amazed at what double ending the commission will do to their perception of the quality of your offer.