@Miles Stanley**Disclosure.

I was up front with my disclosures to the mortgage company from the start. 

The buyer should have reasonable disclosures as to any credit issues and informed as to how to cure any credit problem.When it comes to owner occupied residential lending, by a regulated lender or a seller, it's not the wild west anymore, things have changed, so don't rely on advice from the good ole boys who did these deals for 20 years as if it's old hat stuff.

Texas is a non-disclosure state and nothing public is 100% right.

All hard money loans are not good some are really bad loans so your advice is horrible and I don't know what market you are in but title companies make you disclosure to seller regarding trying to do a double escrow which kills the deal because you don't want the seller to know what you are doing and to make a double escrow even work you must have a super great deal because it's a double transfer tax you pay!....

Update 3:Got our loan disclosures from the lender.

They can create the documentation you will need to solicit LP investors, including the proper disclosures, business plan, verification of accreditation status (if you elect to only have accredited investors), contract, operating agreements, business/entity structure, etc.  

you should make offers often, use your own contract of sale, I use a one page contract I call the "Skinny", it is easy to read and to be understood by sellers and it has all I need to make a great deal (disclosures, automatic extensions, delayed settlement clauses, and assignment and out clauses if you are not sure of the condition, always put in an inspection clause in your offers - you can always do what we call "second-stage negotiations, this is where you adjust your offer lower based on inspection report. 

You would need to get the bank underwriter to sign off on that by supplying them with a disclosure saying that the seller is giving you a loan secured by your equity, which is equal to 15% of the total property value.

It is full disclosure, in plane sight just like any lien the creditor has first right in case of liquidation and by law the Wy llc will get all the equity (the plaintiffs get nothing but a tax bill if they win the lawsuit for phantom income!)