but I guess some people just like to look at the catastrophe in everything first,  its nice to have that perceptive some time, but i personally like to look at all things in a positive light.

What will you do with the extra cash not siren on the down payment?

As far as investing, the perception is the local economy is still overly focused on petrochemicals and other heavy industrial commodities.The economy is certainly more diversified than in the past.On the otherhand, in the last couple of days a well known hard money lender on this very site suggested hard money loans were limited in Houston now because of low oil prices.

Handshakes don't work and life long friendships can be ruined, especially with spouses involved and any perception of one not doing the exact same amount of work and putting in the same amount of money into the venture.  

I've got sirens blaring in my brain that your state licensing board/investigation team will slap you with a fine and possibly a cease and desist letter for doing this.

Take great care of clients  and the joy & reward of that and changing the perception of Realtors sure makes this career so fun and rewarding!

@Chris Clothier   in my day of doing these it was not about the publics perception of the provider IE they are weak or strong.It was how they were sold the deal by the West coast marketers.. and in those days as you know the value proposition and the sales pitch was   CASH BACK AT CLOSING.not only did people get into these deals with only 1k out of pocket in the beginning ( because we allowed it and made the loan to put them into title) but they would get 4 to 8k cashout refi proceeds. this is what drove the model... frankly had nothing to do with the vendor or turn key company.. it was all about West coast marketing pitch.Remember these folks came to turn key from Weekend radio shows I LA.. way before BP or internet marketing.

I was too concerned about the perception I was making with my offer and I did not go low enough.

People have inflated perceptions of what their property is worth and it is your job as the listing agent to give them a dose of reality.

I enjoyed your post for the worthy goals you describe, and humorously in the way you refer to your "age".Let's start with the latter, perhaps my perception is skewed but at 55 I'm of the opinion you've just enter a life phase where you can do so much, experience great things, and create great wealth while in the process.My 93 year old grandfather to me recently "I know I've got at least 10 years, but if I could just get another 20".