Also thinking I should outline the benefits of doing this with me over their current investments, traditional savings, stocks, bonds, mutual funds, etc.

I have traditionally been a value investor so my goal is to get a dreaded J-O-B in the RE biz while its hot.

hey Kevin Walorz You begin right here at BP; good choice by the way.

Pretty crazy terms if you ask me, but they have no choice.

2) Is it possible to structure this deal different so i don't have to get traditional financing?

Since you quit your job has investing in Real Estate been a better choice for you?

A property manager who also owns their own inventory would be my choice, and most would probably be delighted to guide you through the acquisition process, if they scored the management contract at the end of the day.

It drives me completely nuts, but those are her choices to make.

I would say quick books is definitely not the best choice if you're trying to integrate in accounting with property management.

For fix and flips, I would assume you would need to be around the same rate as a traditional HML, unless you are willing to adjust your risk outside of what they offer.