Thanks for the feedback—it really makes me step back and think about this whole situation.To answer your question about the hard money loan: I went that route because I needed to close quickly, and hard money was the fastest way to secure the deal.

Who at your firm is licensed to sell securities?

I guess that's part of my question, if you could have the security deposit cover that and people's experiences so I could better prepare myself. 

Even if the sponsor lacking knowledge and experience can raise capital through syndication, their life will become a living nightmare of lawsuits, hostile social media posts, public ridicule, accusations, legal threats.  

The agreement is contingent upon the buyer securing financing which I was not able to do and have provided a denial letter.The seller is requesting money for damages because the appraisal came in at the purchase price but needed a heat installed in the kitchen which the seller agreed to install (Not in writing).

He even tells us not to do business with seniors on Social Security or with newbies, but he has no qualms of ripping me off on Social Security and a newbie!

@Devonair Jackson   PCMag is a reputed publication and they seem to like it as shown herehttps://www.pcmag.com/reviews/zoho-crm

It's impressive that you secured a deal like this with no renovations and turned it around the same day.

Before the day ended, FinCEN released a public statement regarding the Fifth Circuit's ruling, announcing an extension of certain reporting deadlines to allow more time for compliance.

Glad we're secured, but nothing in rei is passive.