Rinse and repeat at the next bank, till you're out of banks.The real issue becomes, as you'll discover, is that bankers often times like many in many professions don't know every aspect of their craft.

However, if you think the price is high, get a second opinion.My bottom line is this:  Some online website may save you a couple hundred dollars, but a correctly crafted entity could save you thousands.  

(Obviously you have not met me so this is a bit of Catch 22 and extremely strange for me to be talking about myself at such lengths, but without having met you, this is the only way for me to capture your attention).What I'm looking for:-An experienced successful Bay Area real estate investor to shadow-To trade hard work for your expertise and experienceWhat I can't offer:-Experience purchasing properties-Large amounts of capital What I can offer:- Sweat equity - (driving for dollars, phone calls, deal research/analysis, etc)- The ability to solve complex problems and get sh*t done - my job depends on it- Attention to detail - I'm meticulous- Experience managing construction budgets upwards of $100m- Field experience managing general/sub-contractors - Creating and executing master and micro-schedules - Energy, enthusiasm, and the hunger to become great- Anything else you need may need - let's be creative and discussIf you made it to this part, congratulations and thank you for listening to me.

But if you want to be successful on your own.. run it like a business.. start with enough capital learn the craft then succeed.

I also suggest having them help you craft an a straight option agreement as well.Make sure it's clear you have no intention to buy the property but you are selling contracts as a business and doing this without a real estate license, you're now selling securities without a securities license too.

I host a meetup called craft brewed real estate of San Antonio and it is next week if you are looking for something to do.I am also always open to sitting down over a beer or a cup of coffee and talking real estate.

I was going to try to rent spaces for antique, crafts and second hand items, but this hasn't materialized.

The plan is to master my craft and find my niche - like you said, "focus on the types of things you can do well and learn along the way." 

These are known as "craft permits".I hope this helps

Don't want to lie to the bank but maybe you guys together can craft something that will work for you and the bank!