Mike Hurney , on small scale, I've been doing my own hand written notes directly to home owners/properties I'm interested in.

Hey all,Yesterday I called a couple FSBOs in my small town after doing a little bit of driving around.

Esentially it would be a small scale REIT, so instead of having to put down $50k on a loan myself, I get 10 friends/peers to put down $5k each and make the same purchase.Obviously there are legal ramifications for doing such a thing such as properly dispersing profits, etc, but is this something people do?

In most businesses that allow customers to make monthly payments, furniture and appliances for example, no dollar amount owed is too small not to warrant a letter from their lawyer threatening court action.

Small collections can be ok especially medical or student debt.If someone has had a major credit issue like bankruptcy or foreclosure just make sure there is a plausible story.

Get a NAR contract from state your in and use that for the agreement - best place to get one is find an investor friendly agent on BP and they typically will provide one for free or a small fee

The note world is a small community so networking is key!  

I own several small multi-families and in my opinion, the best way to find a deal that will cash-flow for you once you move out it to add value.  

New investor from Kansas looking to get started any advice on how to get started would like to start small, buy and flip and then work into buy and hold as well. 

I am considering buying a small mobile home park for $150k (7 unit) that needs 6 trailers, each $10k.