The crazy thing is that the deals were so good, and the sellers were more sophisticated and understood creative financing, we didn't even need to refinance the earlier ones to buy the next ones. 

Things that make jobs competitive: leftover materials from another job; mobilization in that general area already for a different job; economy of scale (one guy does 1000 homes, one guy does 10) purchasing power, specialized equipment already on hand (i.e. boring machinery, tapping equipment, etc), quality of material (if contractor is providing material).

As you go up the mix ladder ( mainly national with some regional, mainly regional to a few mom and pop, to all mom and pop) the sophistication of the investor buyer needed is much higher and thus the selling cap rate rises.Be very careful with the lease and commercial retail leasing attorneys are worth their weight in gold.

Also, Dave Foster is every bit as sophisticated an investor as some of the most seasoned professionals here. 

Please let me know all I need to do to to go from newbie to a sophisticated real estate investor.

(though I will look to scale to a more sophisticated deal flow machine when I get a solid list of buyers) I got deals under contract and was hit with the "oh crap I do not know how to find buyers" reaction.

Depending on which exemption you use:For 506c, you can advertise publicly but may only accept accredited investors verified by 3rd party.For 506b, you may only solicit people you already know and have substantial relationships with. 35 of them may not be accredited but have to be "sophisticated" investors.However, if you already have a property under contract but don't have investors yet, you are in a very risky spot considering that this is your first deal.I am not a lawyer, and you need to seek legal advice for the details of SEC exemptions and capital raising strategies.

It's amazing how people living on the edge are the targets of these sophisticated scammers and thieves, you would think the thieves would target richer sources.

Account Closed Depending on what capabilities you're looking for and how sophisticated and secure you want the software to be, the aforementioned packages will cover it.

Ok this changes things 99% of the responses figure you were just trying to wholesale a house .. land is a whole nother animal. and if its development ground your buyers are going to be far more sophisticated than you are in how to go about utilizing said land.Unless of course your just talking about a single lot for building a home on..