He had performed virtually no underwriting.  

Once completed, the goal is to get them rented and then pull money out of each house to build a high performance spec.

@Leon G. whether or not you decide to go fsbo or use a realtor you'll need to use a QI to perform the 1031 exchange for you if you want to tax on the gain from your sale (and depreciation recapture). 

We invest in non performing loans and do some private lending as well.

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Here's a quick breakdown:Unforeseen Property Issues: Hidden damage, bad tenants, major repairs – these can eat into profits.Vacancy Woes: Empty units mean lost income, impacting cash flow.Market Downturns: Property values can drop, affecting your investment's performance. 

He wasn’t performing for me, he was just giving me super helpful, targeted advice.

That is if purchasing EXISTING performing investment real estate AND have very good clarity of every facet of the transaction ESPECIALLY reasoning for seller selling, AND you have decent market intelligence. 

According to their SEC filing of the $300 million in loan they made, $299,300,000 was NON PERFORMING.  

You have a “full” package including property(s) identified, acquisitions under contract, appraisals performed by MAI appraisers, historical financial statements, pro forma projections, surveys, title reports, feasibility studies3.