I can tell you that they are not where there are at today because their investors aren't making money on their deals. 

My last deal was my first off market deal and when I contacted the sellers wife about the deposits she said that that was a given as part of a multi family sale and they’d write me a check at the closing as I requested because money was tight and I didn’t want a credit where I’d have to come up with the funds out of pocket later.

I recently attended a webinar, Master your Rentals: Save Money and Time with effective Self-management.  

It would need to say that if it foreclose then There would be no money coming to the tenant.It sounds like you would like to give the tenant more than money, but we both know that would make things worse. 

Overthinking doesn’t make you money.

My initial plan had been to do something like Rent-to-Retirement or REI Nation- assuming that I'd be leaving money on the table to pay for their expertise, but hoping that I would learn through the process and develop the confidence to strike out on my own later. 

Good people gave me work, I learned more skill, more money, worked hard!

hard money How did you add value to the deal?

Some just take the money and disappear.Averaging 8 yrs makes me want a PPM that promises to 721 UPREIT.

Also, I’m pretty new to this but I’m assuming you’d have to have an LLC in place to accept hard money or money from private lenders?