He is charging for a service that you would not have been able to secure on your own.I would stipulate this is on a per deal basis.Gino

While it only returns 5.23% currently, it provides a great cushion allowing sufficient time to wait out a crash without having to resort to selling properties at inopportune times - at fire sale prices.5- I keep a large part of my portfolio in high yielding notes secured by real property - and while I want every loan to make payments as agreed, my experience indicates that a certain percentage will default with me owning the property during periods of economic contraction.

Also, if you are able to secure LOI's with prospective retail/warehouse tenants, this always helps with the financing piece.

Efficient negotiations secured the property for $236,000 on favorable terms.

Negotiations were handled efficiently, securing the property for $80,000 with favorable terms.

However, I suspect that no matter how you cut it what you're offering will be considered a security, even if it's a debt security. 

@Carlo D.We have a separate account for both maintenance, as well as escrows for taxes and security deposits.  

Negotiations were conducted efficiently, securing the property for $100,000 with favorable terms.

The longer lease, assuming strong credit tenant, means you will have a secured income for a long time.  

I keep the rmd the lowest possible however to secure a loan on a home I inherited I had to adjust the rmd higher...now I want to move it back where it was because I am very conservative and like to have money for the unforseen future .