The use of a deed of trust and note doesn't avoid securities issues, not with multiple investors, Reg D mentions the exemption of real estate loans, but further research you'll find that where ever three or more gather together, a note can become a bond and securitization issue.While you mentioned various strategies, that breezes over a more complicated issue than you're possibly aware of, basing that on the fact you asked the question.

That's not for everyone though, some people prefer 401(k) even though they're more expensive because maybe they have a really helpful rep like me that talks them out of selling off all their stock when the markets at the bottom, or don't have the time or interest in taking care of it themselves or like that it's done right out of payroll because they know realistically they won't be deligent enough to regularly contribute on their own, or whatever...Just like you diversify between stocks and bonds and different funds, it's not a bad idea to diversify between before and after tax money.

I did just that a decade ago when all I had to do was pay $100 for a license and $250 for a bond, but the city here recently made it $100k minimum bond.

I am sure we can bond around it with the title company or show proof that the loan has been paid.

Welcome to BP, Richard.If you are a Broker, yes, you may have multiple wholesale or lender origination agreements.The issue will be as being a broker under your name (business) and posting your own bond requirements and meeting net worth requirements and compliance issues as a broker.

The folks that say small properties (singles to quads) are a good way to sharpen your teeth are absolutely right.

Then, another angle may exist too, some deals that involve government funding or bond financing require by law that the loans be made on a non-recourse debt basis.These issues are the basis of making non-recourse debt.

They are probably in undesirable areas, will never appreciate in value, always need repairs, take forever to rent and involve pulling teeth to collect the rent.I have bought the majority of my deals from the MLS.

He has offered to sign an additional $5,000 construction contract for the "loan" so we can use his $12,000 bond as leverage.

One the seller can verify has some teeth behind it.Sorry, but if you coach is having you chase REOs with POF letters like you have and these crazy terms in the offers then I think you need to consider what value that coach really offers.