We did two loans with them and they majorly dropped the ball on both almost costing us the deal.

I know you play ball in the field Engelo, so you need primetime ammo and artillery.

Get that outlined so you're able to play ball in the field and not get played.I invest on the side in private & public debt, take the interest payouts and buy into private & public equity and more RE.

You can do it, not do it, deny it, agree with it, write it out on paper and ball it up and shove it - that's up to you, but it's the truth and there's no way to change it.

As mentioned, ensure that client is working with a lender that will refund any remaining 2/1 buydown funds in the event that they refinance before the 2nd year is up, since my crystal ball says that's (beep boop boop) about 87.2% certain to happen (Barry Habib, two three time crystal ball award winner [literally, and among other accolades], agrees btw, though his crystal ball unlike mine does not have the scienterific precision to pin it at 87.2% exactly).

Then make your offer. consider going a little higher, and say you can get the ball rolling right away. 

my wife just sold a property for one of our new construction buyers.this client also got talked into buying the property without a home inspection.so she had to put a new roof on it new Hvac upgrade electrical panel and a plumbing issue.the agent that sold it to her is known to us and he is a slime ball no question.bottom line your the client you dictate what you are going to do or not do never let the agent tell you what to do.. 

Real estate is a long game and there can be a lot of curve balls so if you have those four things you're best equipped to navigate the journey. 

We have our own capital to put up but nothing like that.Hoping this goes out to some other investors and we could get the ball rolling on something.

the book in the bp bookstore. i did the rookie boot camp 2y ago that i imagine this book is kind of based around, and one of the first steps was picking your strategy. the tough part is: THEY ALL WORK. but they all require different skill sets, different amounts of time, and will create a different-looking life for you once the ball is rolling. you have to lay out what skills you have, what you do and don't like doing, how much time you have, and what your vision is for your investor-life 5y down the line, and choose the strategy that aligns best with those things.