The tenants that are going through the MLS for the most part are those who have retained an agent to help them find a new residence. 

@Brian Pulaski the way we work it is we get our hourly clients to deposit a retainer with us from which we bill our time.

Qualified Intermediaries can only release funds at certain points during the transaction, and if the client has identified property during the 45 day period and then choses not to or can not close on any of them, the Qualified Intermediary must retain the proceeds until the end of the 180 day period.

A good syndicator will be retaining the services of an SEC attorney when raising funds. 

Not sure if it retains the value over a period of 10 years.We are also looking to buy existing SF homes with reasonable price.

In a land trust, the trustee holds the title of the real estate, but all of the rights and conveniences of ownership are retained by the beneficiary.

If I lawyer up from the get go it means I need to pay court costs + lawyer fee. it will be harder for the tenant to catch up if I add either partial or full retainer on top of 379 + 120 (sheriff fee).

Flips: the market can turn, you have lots of money tied into the property, after sale you can get sued and forced to put more work into itBuying REO, you can get sued by the previous owner that they were victum of predatory lending, and they are fighting to retain the property post foreclosure.

B2B recently (2-3 years ago) increased their liquidity requirements such that you must retain 50% (RSP) - 75% (LIF/RIF) of the mortgage value in your account.BTW:  It appears that Community Trust Company Ltd in TO is offering trustee service (and servicing) for arm's-length mortgages in a registered account.

The buyer still retains an ownership aspect in the property in the form of option consideration that can be applied to the downpayment after a year.