@Jean BolgerFair enough.I'm getting it for $63K with 25% down (although originally it was 15%, because it was a primary home, and silly me didn't ask before what constitutes an investment property even though the loan officer knew I'm looking at pure investment properties).

Everybody has a different take on what constitutes A, B, C etc, but from my perspective an A neighborhood is not realistic within your price range, and probably would provide the cash flow you, even if it was, so stick to B.

An option may not contain any contingencies or performance by the buyer, the seller may offer different financing options, being in Texas you don't want this to constitute an installment sale. 2.

BTW, a grantor executing a deed does not constitute acceptance by the grantee, just in case anyone has more wild ideas.Why not do clean deals, play by the rules and stop the "out smart the man" games......you'll lose!   

When you ask what are the rules "regarding this," do you mean the rules regarding accredited investors, whether a syndicate constitutes a security (in which case the accredited investor rules will likely apply absent registration), or both?

The not-clearly-defined area is what constitutes an investment activity vs. a business activity.

You're actually going to lend that money to the QI (we'll be taking title to the property since you can't take title until your old property closes which is what constitutes the "reverse" part) for the down payment. 

It will be very hard for you to train, and more importantly manage a VA if you yourself do not have a grasp on what constitutes a successful call.  

Omitting information that the seller might've not been aware of does not constitute misrepresentation, due diligence is ultimately the buyer's responsibility.

Although Dave Ramsey always says that the most successful people usually fail spectacularly at least once before achieving wealth, fame, or whatever it is that constitutes success for them.