Hi Nicholas, thanks for the answer and let me provide more details :) The offer is to invest into new construction with 20%-30% down payment 0% interest rate loan till the end of the construction.

You had asked and Bruce was simply offering his opinion. 

But the risk is that should the deal go south (check out what happened to real estate values in 2008-2012) the investors may sue you for selling an unregistered security without an exemption from registration and since you did not utilize a Reg D offering you would have no statutory defense. 

However, I have already found an opportunity I feel I can not pass up, even with as little knowledge and experience I have, and am looking for any and all advice and thoughts on my first move into real estate.A life long best friend of mine has been offered by a family member for $20,000 to own outright a 3.5 acre lot with a run down mobile home on it.

This can be a temporary solution until you find more favorable financing options.Private Lenders and Hard Money Loans:Alternative Financing: Private lenders and hard money lenders may be more willing to offer loans secured by your mobile home portfolio.

They are a smaller organization but also offer landlord services. 

While I am there I will be meeting with agents, lenders, viewing properties, and being closer to my rental properties once I purchase them to do the check-in, walk-throughs, maintenance, etc.The other question I run into is what business to put these expenses under.

I know this is about 8 years old.. any chance you are still offering that kit?

Any recommendations for lenders who can offer 90% LTV for buying secondary/vacation home?

Wholesaling is doable outside the market but you will have a hard time knowing what to offer and selling deals.