Was supposed to be 3.  

I don't believe I have seen anything around 7% Cap rate in a while but I suppose it doesn't hurt to check again.

You will not know if they're doing what they are supposed to be doing.

And you are supposed to be a mentor? 

I could add the "rent credit" on top of the market rent, but then that's a $400-$600/month premium on top of the rent that's supposed to go towards the purchase price.

His tone on the phone changed & he told me I was not qualified to say that & then he ended the call.The below summarizes the program & money they asked for, there were 3 levels of entry:30k gets you (12 private one on one calls with Peter Harris, 4 weekly calls supposedly as long as you are in the program) & there is also 20k & 10k entry points, each with less calls as described above.You split the profits with him 50/50 until you reach 1mil profit then supposedly they will pay you back the money you invested into the program. 

So just because you see it 3 weeks out, doesn't mean it will sell the day it is supposed to.  

If an Accountant, a CPA or a tax preparer or anyone who is giving you this advice ...... ( I am not saying anything ).Here is another think - as you are flipping properties you do know that you are supposed to pay estimated Income Tax on your gains.

One time, I sent a video to a sub that was supposed to gravel a parking spot beside a cement driveway.

Since around 1993 or so, I've always bought investment properties inside an LLC, for the asset protection they're "supposed" to provide.