I like the 12 month approach to this deal, as I never want to over extend myself or put sellers in a risky situation.  

Always had in my mind that they would have to charge a bit extra to cover the mark up, but I thought it could cost less since they pay so little to the contractors hired by them (The Home Depot).As I was at the home depot store last night questioning about the cost to get their services done, I was approached by a few people in the store, asking if they could give me a price for whatever I need, but on the side (not through the home depot service).

I believe they are much simpler rental property with a more cookie cutter approach and can often attract better tenants.

I will admit, I prefer buy and holds as well as flips (new portion of my business), so I am biased towards that approach vs. wholesaling.

So, you may consider that approach if you're not sure how investors will react to your pitch.

From an equity build approach, seems taking on the 18 by itself is almost more of a gamble, no?

I have little different approach.

Your personal guarantee of that debt instrument in a transaction where the IRA has involvement would be very risky.Our firm's approach to such JV transactions is one of caution.  

Both properties were the result of direct mail campaigns, so this approach definitely works for small multifamily.Go to Listsource.com or another list vendor and build your list with your desired property criteria, then either do your own letters, or use a site like yellowletters.com to handle your mail campaigns.

I figured if it cost me a day and 200 bucks and I was making 5k commish.. it would be a fun day.. and clients were impressed to beat the band that I would do that.although careful with this approach..