Craig,The OP had stated this: "without front money".At auction hammer down, the buyer will have to submit some funds, so "front money" is needed.

Maybe you meant to tag OP? 

They have issued dozens upon dozens of cease and desist orders against those using contracts to broker without a license like the OP appears to be.

Mr Investor, most of the women at wal-mart can't be picked up unless you secretly happen to be the incredible hulkBack to the thread; I think what the OP doesn't understand is that most of the people doing what he is describing, are not bird dogs they are sketchy wholesalers and they are trying to cut him out of the deal.If you're a schmuck and can't find your own deals one strategy is to pose as an "investor" and then try to get an inexperienced or just foolhardy wholesaler to start telling you details about property, until you can get the address or ask him to see it, and then you go get your own buyer and try to cut the original wholesaler out or just bide your time until his contract expires and then pounce.people like that are the reason waterboarding was inventedregular bird dogs are great, but for the record yeah they do engaged in illegal activity in most realistic transactions.

To the OP, yes the listing agent should not be a relative to the seller.

With interest rates likely to rise I would want to get buy-in from the lender too so that I wasn't hedging the bank's interest rate risk in the event it becomes advantageous for them to accelerate the note.My guess is that Fannie/Freddie guidelines will force the OP to take title personally unless he can execute something like what Chris is talking about.

Although we're getting off track of the OP's question about LLC loan rates, don't believe all that monkey business that if you just create a corporation you can make your car and vacations tax deductible.

Just a redirect here...the OP is in the Catskill Mountains in upstate New York, a prime weekend vacationing area for couples and families out of the New York City area.

Then you'd be way more negative cash flow than OP indicates when you include taxes and insurance, capex, and PM (if you use one) and any other expenses like vacancy and make ready and lease up fees.   

I get what the OP is getting at.