Once the funds are up and they can't repay the loan(s) back because offering free services are just enticing new investors that do not have a real system setup.

@V.G Jason it seems like you don’t see that this type of partnership would be enticing for people who want to be passive investors.  

Even if a title company were to manage the setup making sure all parties are paid, the cheap debt and cash flow would not be enough to be enticing to any investor even if midterm rental could yield a healthy return. 

An investor who goes through the process of listing her property on Roofstock is not going to advertise a property that would entice me at all.

I do not do subto but what would entice an investor to this deal?

. :)Writing a book on "How to entice your evicted tenant to leave for a weekend while you clean out the house and change the locks" is not teaching real estate.

It makes it much easier to entice an investor if it's already got a guaranteed tenant in place.

15 year fixed mortgages are very underrated a 200bps spread is enticing as well as lower transaction costs.  

I'd offer to pay more in commission than what you think is the "going rate" (not your exact words but what you are wondering) on my first deal or two with agents so that they are enticed to work with you.2.

Yes any investment can fail nothing is guaranteed but to not only conceal financial difficulty of the company, but to knowing convey the opposite, to entice investors to invest, that  unethical and possible illegal