Monopolistic behavior, with complete and reckless disregard for the reason they are in business to begin with:  Us.  

Also after you are established, conferences are totally worth it because it screens out all the investors that aren't serious about doing business. 

Yes, investors do pay themselves for the work they are doing (separating their construction businesses from their investment businesses)2.

@Douglas Gratz Are you in the flipping or new construction business?

I will pay him off using another business credit line I have..key was that I  want to show that my down payment is not  borrowed money hence this plan

I think 'high IRR' is subjective but also linked to the business plan.

Make sure you set aside a monthly budget for maintenance and have the proper insurance in place for maximum protection.I would suggest starting with a single family unit before multi-family as you get used to the business. 

Regarding your script you might try a less business like approach and change it to sound more like just a private individual looking to buy a property.  

What I did was a Business Line of Credit on all of the properties.

However, we are all human, and businesses always have room to improve, which we are always trying to work on.