Virtually all my RE has infinite return from value adds. 

If you can make 10% safely, you are still making a very large spread and an infinite ROI. 

As far as operating agreement is concerned, I would have a lawyer draft it if your assets is "substantial" vs that of off-the-shelf, the 1500 will easily pay off.

@Bryan P.As for Homepath properties, I've sold a number of them (I'm licensed in three states).In Texas, where I've sold most of them, they were good deals and many of the investors I worked with were able to buy them using HMLs and there was enough capital gains after repairs that they could refinance the deal and essentially end up with ZERO out of pocket, which equivocates to infinite returns.However, in Florida, most of the Homepath properties are seriously overpriced and have to sit on the market for a while, with price reduction after price reduction before it's work seriously considering.Overall, Homepath seems to be very "area specific" as to if it's a good deal or not.

Things are flying off the shelf in Rochester NY.

I strive to help investors make the best decision and make the best profit possible, even in detriment of my own income - standard of Ethics require us to work for the best benefit of our customers .... this will give you immense power, infinite leads, repeat business, and good thankful friends (which, for me is much more valuable than money).I see you have your license less than 2 year ago, so I understand you are still full of pragmatic dreams but you will soon get to understand how broad our profession can be and discover the different ways you can service the public and still offer excellent value; you will find a changing world where the customer is being increasingly empowered by technology and market disruptors.

It seems like "as of right" development is the way to go unless you have infinite patience.

The money is more expensive (e.g. 6.3% ARMs that are fixed for five years and amortized over 7 to 15 years) , but they can be infinitely flexible. 

@Shanna Bechtel This is what I have researched ... http://reviewopedia.com/workathome/infinite-banking-concept-reviews-legit-or-scam/

What a great story - I think it's awesome that in the process of taking that first step towards investing in real estate, you created this whole local community of investors and used the infinite wisdom of BiggerPockets gurus (in the good sense of the word) to learn and take action.I bow down before your drive and enthusiasm :-)