Greetings!I am new to this forum and I hope to gather good information for competent decisions.  Anyone out there from Northern California?Best,Jacalyn

Sorry I don't have any great tips but as much as I would love to participate in CA MF, I have stayed on sidelines because people are buying based on expected appreciation, not current cash flow.   

First time investor in a rural area, the institutions wanted nothing to do with me.

@Nathan Richmond Because it is a participant loan, as long as you follow the payment schedule no taxes apply.

But the plan came to a halt as the HML said he won't finance the deal if I participate.

As recent as a year ago, the best money in Atlanta was 4 pts and 13%, 65% LTV, 20% participation and then they wanted a 640 credit score and two years taxes to qualify...huh? 

Being landlord I see return of my investment slowly but steadily,and at the same time I am able to manage it after my full time work. want to know what is realistic expectations to set on level of participation, investment and return on flipping? 

The world of real estate investing is wide open and you will make a great addition through your participation.

Not sure if licensees are allowed to participate in lease/options without the seller working with an attorney.

There is also zero downside for any person or organization that borrows money from an institution that goes bankrupt.