I really think that the vast majority of people looking to get started in real estate will do so by intelligently and astutely buying quality properties... with personally guaranteed loans backed by income from their current jobs.

My recipe, too, along with best practices you get a triple coat of armor (no guarantee of course) but if you (1) are careful/reasonable/meet standard of care in all aspects that helps (alot); (2) have your landlord's policy (mine is in that same 300K occurrence range with all the bells and whistles); and get an (3) umbrella, and RLI allows me a number of residential rentals (which expressly includes up to fourplexes) Very affordable 1-3 million range in my opnion..

People are living there.RV park cannot exactly guarantee monthly income, unless they are popular, it's summer travel season and they are full.

@Bill Gulley,The whole "foreclosure rescue" thing has been outlawed for a few years now.Educated people know that when you approach someone facing foreclosure, whether you're talking short sale or some other solution, you make it clear to the seller that you make no guarantees, the lender must agree to any short sale, modification or other solution involving the loan itself, and that whatever you attempt may not resolve their situation favorably.That's called disclosure, also.

He has stated their usual procedure is they can guarantee me a profit of $10,000 per $100,000 spent.

If you get owner finance do not get a personal guarantee.

No guarantee and if you want the house I wouldn't walk away if they didn't but if it was me I would try.

@Chris BrownActually if the ROBS is setup properly where, for example, the IRA funds were transferred to the new ROBS 401k, the loan will need to be to the ROBS funded C-corporation and you as the owner of the ROBS 401k can personally guarantee the loan, however the 401k assets may not be used as collateral.

I would do a mortgage or promissory note with a personal guarantee.

This isn't the easiest approach since you acknowledge you will lose at least half the assets, but you also can guarantee protecting half.