I interviewed him one time to get a straight answer about how he did a huge deal with KB homes on a huge land deal... 

i usually tell the seller.for a straight lease option"i get tenants to put a 10k down payment (sometimes more sometimes less) when they begin renting. that 10k goes towards the down payment and i take my profit from that 10k.) is that right or wrong?

Some costs have to be added to the property and depreciated (closing costs, for example) and others can be deducted straight off.

if i were to do a subject to or a straight lease option where i am in and out of the deal

I think a straight wholesale deal would be very little profit if any, and selling it retail without doing repairs is slightly better, but my stress and risk go way up.

Whatever the hard money does not cover (closing costs, down payment, etc.) gets taken care of by private money at a straight 10%.I would love to find a bank willing to work with a rehabber like myself.

Personally I have never seen such an investment that increases 10% per year for 10 straight years.

Let me get straight to the point.I had an owner contact me via my direct mail.  

We order lumber straight from the mill by the semi load (saves a lot of money) so we are cutting the middle man out of a lot of things.

Aside from the "all cash offer" which is pretty straight forward .. except that he does not have a "like" property yet.