I am looking for a reputable attorney to help set up a new LLC or Series LLC in TX.

@George Frye Your will likely have less regularory risk if you acquire a performing note from a reputable broker, rather than originating a loan.

The other half was to manufacture the mugs in China, ship them to Miami, and then have the lettering done.I was also suprised when I found out how cheap it is to ship by rail.

Hurts your reputation.

They get snapped up fast because the school district has a good reputation.

Josh I have talked about this many times.On the residential side all these scammers used to exist.Sell the loan off so they didn't care and closed up shop when it fell apart.Now that residential is under huge government regs they have all moved to the commercial side.All of these people advertising many are just helpless point and fee takers getting sucked up into the scam.Many of these so called lenders are not lenders at all but mills running due diligence fees,insurance fees,deposit fees etc. and then say they can't fund later on to deny the deal.I have found direct lenders are very hard to find and I find one of those for every 20 scammers.As a buyer you do not pay upfront fees except for appraisal,survey etc.You can talk to these scammers on the phone and can tell by what they say they are not a true lender.I do very heavy lifting to make sure my lenders are real and I am not dealing with a middle man to protect my clients buying properties through me.Any company claiming to be a lender that will fund anything is more of a conduit (middle man) taking fees.A reputable lender will display recent closings and details of the loan.They will have very detailed rate sheets along with terms and conditions of the program.Any points will only be paid at closing when they perform.Many of these lenders will be highly specialized in a particular asset class and not broad in scope.The interest rates from legit lenders will be very close in percentage rate and LTV's.The difference being in how much money they have to lend and what loan size they specialize in and recourse versus non-recourse etc.Many lenders can promise but very few can deliver on the rates promised and close it.

One more note to add, REPUTATION is EVERYTHING!!!

If you know can handle these basics and have a reputable title company to work with, you can keep your expenses down while covering your bases.

Most of the agencies have horrible yelp reviews and worse reputations; they are known for giving landlords BS background checks and not being good partners.

In this line of work reputation is everything and I would dread finding a deal, getting it under contract and not being able to successfully close on it.