Second, since they are trying to sell, they are probably skimping on spending money--repairs are one place people tend to shortcut, payroll is another.  

However...and please note this is just a personal observation and an opinion...I've noticed that the higher end properties tend to be more inclined to use the term lease and the more sophisticated tenants are the ones who will use the term "lease" in internet searches. 

Have I ever done a L/O with just an option price, sure, as the buyer it's obvious, I've done it from the seller's seat as well, when I have a more sophisticated buyer, good income, stable, has the ability to pay where the deal is not stretched out for 3 or even more years.

They confirmed that they would not be withholding taxes as they do with other (non-IRA) rentals.Have I spoken with a sophisticated tax accountant on this matter?

Ill go first-I currently am a community manager, but I have also had previous work in payroll and accounting.OK, now YOU go!

Saying investor to investor does change things a bit more than a loan made by just anyone to an investor or the other way around, the difference is to the sophistication of the parties.

great class-very informative.one thing they talk about is some people being passive investors with as little as 10k in an apartment deal, but they say you have to be a "sophisticated investor" for it to be legal. 

At 60+ units, their fee was around 3.75-4%, plus payroll of course.  

I have two women full time on payroll and I keep them very busy.  

**newbie quesitonsYou just need to find sellers who aren't sophisticated enough to realize that a hard money loan is a lot riskier than cash.