I was naive at the time and thought that I'd be receiving leads and one on one training in-house but as many agents find out that's not the case in any brokerage. 

Case in point, I'm closing Monday on my latest flip property in Shoreline just 1 block north of the Seattle city limit boundary line near 175th St., and I was able to get a rehab property for $350K off-market when the same listed property would have cost me $400-425K.

eXp may have these in some locations, it just wasn't the case in my situation. 

If the deal goes belly-up and your investors look to sue you, think about whether they could make a case in court that you didn't follow the securities laws properly.

Some will say they take the money and buy or lend against real estate but read the fine print, you are an unsecured lien holder (this is the case in 99.9% of offerings that show returns above 13%.)3.

Its hard to get a loan, for pretty much anything big you need to purchase/invest in.ShareThe Bottom LineWith each case in mind, we are setup for next year to be volatile.

(Talk about the OPPOSITE of what entrpreneurship is...)The most successful people I know in this business are those who realize - they DON'T have to do it alone.I was the person who had been burned in a few really bad partnerships (case in point, my first 5 deals), and then grinded my way to 10, then 30, then 80 deals a year with just me and only one other person....but I didn't realize how quickly I could grow, how much more I could learn and scale once I set that aside and trusted people.

When it comes to % on expenses such as vacancy rates, Capital exp, repairs/maintenance etc....should I always run high % for worst case in order to be safe?

I have just never heard anyone make the case in favor of SFH. 

@Jonathan Klemm thanks for the mention@Jane Mun this is definitely a unique type of case in terms of compliance with the Building and Zoning Departments.