It is vitally important that you treat your investors money well, communicate properly, document well as well as use an attorney to set up the offering properly.

Looking for something that can handle the finances, budgeting, owner communication, etc.

I have no idea what the hold time of stock purchase is but aren't some companies fairly short?

Will come down to the HOA board and the communications had with them.

Some hard money folks don't really care about each line item on the budget as long as you end up fairly close to the estimated total. 

Oh, and there are more homeless people on the street than ever before, to the point that all 15 districts of Los Angeles have agreed to take their fair share of homeless and house them on public lands.

The goal might therefore be a "fair" deal.

@Rob Bianco, we get some pretty good storms in KC, and hail is fairly common.

Here are some basics on the property.SFR RentalLong term (3yr) tenant pays $1350/mo + all utilities (tenant is local school superintendent)Owner possibly refinanced at $100k in 2003.26 acres2 /11 1/4 story capeWaterfrontDetached 1 1/2 story garageTown Assessed Value: $122,300Actual resale value: potentially around $150k Deeded access I have put in 10% management, 8% vacancy, and about 6% others (capex, maint, etc.)So here is what I would like to send his way for a seller financed offer with no money down: Seller financed at 5% (30 yr amortization) with a 5 year balloon payoff payment Balance payoff payment at 5 years (~$91,829) Early payoff <24 mos = 10 points ($10000)Early payoff >=24 mos <36 mos = 8 points ($8000)Early payoff >=36 mos <48 mos = 4 points ($4000)Early payoff >=48 mos <60 mos = 2 points ($2000)Option for buyer to extend payoff date up to 15 years (within 6 months of payoff date, at a cost of 2 points.)Buyer to pay all title, recording, transfer fees etc.Total Interest Paid (If paid in full at five year mark):$24,038Total Sales Price with interest (If paid in full at five year mark) : $124,038Keeping in mind that we make money on the purchase, I would like to offer a fairly low purchase price that would help me get my foot in the door, and continue to give him monthly cashflow and delayed capital gains.  

If you ever want to invest in Kansas city, PM me and i will give you the comapay..stay away from them.Even if you get a fairly good property with good rehab work,  it is difficult to make money through turnkeys; most don's cashflow.Do not rely on what your PM is telling you unless the PM is also an investor.....follow your gut feelings..not all PM are good...As a new investor without rehab experience, you will need to build a team; there are contractors who specialise in rehab work; seek them out and let them do a professional job and pay them.....as long as the numbers work, you are better off that buying a TK that you are not sure of the rehab work...you will end up in frustration...Above are my 1 cent so that you dont go through the aches and pains I went through.Happy investing....