You obviously have not studied enough this asset class.By borrowing from it you can make your money work at two places at the same time, increasing your total return.

We have been between 6.75%-7.75%--obviously better than hard money and no points. 

Add to this the rapidly evolving regulatory climate with additional disclosures many wholesalers are required to make before entering into contracts. 

The more leverage (debt) that is applied to a property or deal, the more cost savings you will get up front relative to the equity you put in.Let's say you buy a $10 MM dollar deal that has $3 MM of year one depreciation.If you used $7m of bank debt and only $3m of equity, your year 1 deduction will equal the amount of money you put into the deal!

How Do You Identify the Best Real Estate Investment Opportunities for Private Money Lending?

Will all the money put in during the the first calendar year qualify?

You’re going to pay this entity more money than anyone else in your life.If you're successful, that could mean that you will pay them millions over the course of your business career.So who is “this entity?”

I also can tell you that a good PM will make a bit of profit in the turn over.

I do not have that type of money to just spend on training.

Final update.Project completed.Rented and Refi, this project as I mentioned is the first out of town investment we've purchased, I have uploaded final pictures I hope you like it.the deal when well, I had to leave more money in the deal that I wanted but over all a great experience, because we started with the BRRRR we fined contractors right away and we felt confidante and that give us the push we needed to purchase more, so now we are proud the report that we have 3 properties (4 doors, 1 duplex 2 houses) that all are rented and cash flowing well, and also one more under contract!!!!