Since the entry cost was low, it was easy for local Real Estate hucksters to buy, do crappy rehabs and sell to out of state investors has a "look at these #'s to good to be true" type of scenario.  

@William Futch if it is a true private lender than it is whatever you can negotiate. 

I'm not willing to take on any partners so I'll look other routes if this is true.

property_listings=true

That is true in any city in the US.  

That would probably be my first question, 1) is that true, would he receive a portion of the profits?

I might also suggest "The Complete Guide to buying and selling Apartment Buildings" by Steve Berges, that one really opened my eyes.As to the one year/five year thing, it's definitely true.

Is it true that I need to find the deal before I find the investor?  

Why do these numbers seem to be "too good to be true?"

True Andrew Syrios, he was carried by his defense, and they were very man-to-man.