Best part is NJ is not what its made out to be in terms of landlord friendly, the state gets portrayed as the entire state being bad when really most wacky laws are in the major cities and they apply to 5 units or more.  2-4 unit multi families fly below radar per say. 

In a seller finance scenario and my new posed scenario can I get both parties to agree to let me start paying 3-6 months down the road after the rehab and I start cashflowing?

Quote from @Anne Gel: @Russell Brazil: I'm coming to the party late, but I don't get it - what do you mean by higher casflow = more risk?

I have never seen any financial statements or documents or 3rd party audits etc.  

An example, a small down payment initially, but the note has now seasoned for 60 months with on time payments documented by a third party servicer.

After the meetings the group would sometimes after-party at a bar nearby and I would go to those too.

It was a great niche for many years, but that market has mostly disappeared with legalization of pot in CA, which has pot prices crash.I have also used seller financing in purchasing REO and other real estate purchases and these have worked out really well for all parties.

We receive weekly reporting from our third-party vendor on filter deliveries, and have very few errors. 

At this point, I want to save anyone else from experiencing the loss of money and loss of confidence in their ability to judge and trust 3rd parties.

The worst part is that it's usually way too easy to get your license, and the consequences for these sleazy agents are usually non-existent or not harsh enough.