Despite rate cuts, we aren't seeing the lending market agree with their expectations on inflation.

i'm willing to break even monthly if i can cut out a lot of those up front costs. 

It is hard to figure out if I will make anything but VERY clear the fees (lol). 

@Kiryl Ulanovich,You're on the right track:Get Pre-Approval from Hard Money Lender – Know your terms and limits upfront.Find a Deal Through a Wholesaler – Verify numbers and ensure it meets your criteria.Review the Assignment of Contract – Confirm terms, earnest money, and contingencies.Conduct Due Diligence – This includes an inspection (if allowed), verifying ARV, and rehab estimates.Submit to Hard Money Lender for Final Approval – Lender will review title, contract, and property condition.Title Search & Clear Any Issues – Ensure a clean title before closing.Close Through Title Company – Finalize funding and take ownership.Consider also lining up contractors early for a smooth transition into renovations.

Ask for seller concessions to cut down closing costs.

For renewals, it’s wise to switch to TREC forms to stay compliant.Regarding disclosure, yes, you should clearly identify yourself as a licensed real estate agent.

I understand I'd take a pay cut being an agent for the first few years, but in exchange, I'd be learning about the market and building a network as I move towards Commercial multifamily.

I read your post and it looks like you want a partner but it wasn't very clear exactly what you want or what you're looking for.

This is the only property we’ve ever seller financed, in case that clears up any questions you have about Dodd-Frank compliance implications.

What would a fair cut of the profits be?