But it all seriousness this comes from none other than good old fashion networking.

To make it even cleaner, have them deed the collateral (car, other house, jewelry, etc) into your friend’s name (as long as you trust them) and let your friend give you the payments.

Closing costs do not scale up and down in a linear fashion with purchase price.

I did the old fashioned face to face kitchen table talk and that what worked.

If you purchased during the extended/Investor period there are no restrictions at all and you can sell at any time in any fashion you deem90 day deed restriction in for FNMA purchases90 Day rule is if you were selling to an FHA buyer

Based on your portfolio you should have a great case just to get loans in whatever fashion you need.  

Between cash, vehicles, equity in properties, and collectibles/jewelry, I have a net worth of ~$500k.I know commercial lenders care about previous experience - I have been an owner/manager of my two rental properties for 5 years.I have perfect payment history over the last ten years, save for a foreclosure on my record from 2012 (I'll spare you the boohoo story - ultimately it was my responsibility). 

I do want to get something in writing that says that the tenant will not be reimbursed in any form or fashion for his half of the cost. 

@Ryan@Ryan Phillips - for calculating the ARV probably THE most accurate way is to have access to the MLS - either via yourself if you are a real estate agent or by hooking up with an agent in some fashion (family member an agent?

They can be cash or jewelry from a safe deposit box, stocks, dormant bank accounts, surplus funds from foreclosures (in NJ there is only unclaimed property/surplus funds from judicial-mortgage foreclosures NOT tax foreclosures).