This seasoning (typically 6 months) in effect places a time limiter on how fast you can do the process which has the side effect of potentially limiting how many BRRRR you can do in any amount of time.  

Will someone that is, in effect, getting 100% financing for an investment property pay a double digit interest rate on 25% of that sales price worth of borrowed money, if it means they get the FNMA 30YF interest rate on 75% of the borrowed money? 

Or maybe have no effect, I just dont have the experience to determine.

I see 50% of people who get licensed, that do less than a deal a year, which is not cost effective.

@Vic HartounianDid your attorney say why he doesn't think single member LLCs are effective? 

I'll say from experience doing it yourself is not effective.

The larger you go up in price the smaller the buyer pool shrinks so can get a little better cap rate and also better loan terms ( more lenders compete for larger loans as it is less to keep track of for servicing volume and locations tend to be stronger for higher priced properties.)My clients sign exclusives with me because it is a considerable time investment on both sides to work to achieve the common goal of effectively finding the best property in the buyers range to purchase that meets their quality and cash on cash objectives.The STNL market is fluid and the good properties go fast ( typically in days to 1 week max).

Best of all, it’s entirely passive and the best way to leverage your capital.All of the other strategies are time intensive and you are in effect creating another job for yourself so consider time spent when calculating return.

I've been trying to locate a guide of sorts on creating an effective marketing description for a property. 

In the residential world if he told me that Jan 15th....the increase would not go into effect until end of Feb.