The most expensive thing I bought was a 3 in 1 game table and chairs. it is a table, card table and has bumper pool in it.

@Dennis Johnson I recently put together a nice one sheet table/PDF that answers a lot of the questions around multifamily SEC syndication money raising rules/regulations.

Kelsie,Most of the hard money lenders you are speaking of usually fall into any combination of 13%-16% annual interest only; 2-5 points at the closing table to process the loan and 3/4 -1.5 points a month interest only.Please double check your lenders’ criteria, they may have restrictions regarding second liens during construction, meaning they prohibit anyone placing a second lien on the home during the construction process. 

do I bring investors to the table and place them with Oxford House and charge a fee?

You can negotiate what the right split is depending on what each of you are bringing to the table.

Plus I'm sure I'm leaving money on the table as far as deductions and credits are concerned.

I wouldn't want to go into a listing appointment expecting there to be another agent sitting at the table and we both have to give our pitch. 

We don’t live in the same state as them, so a face to face conversation is probably off the table.

From my neighborhood, I can walk to a starbucks, a cuban restaurant, a bar with a good pool table, a good mexican restaurant, pizza shop.

I just looked at the table of contents for that book - I think I'll find it very helpful!