Managing a rehab and turn around has a bunch of risk from outside of the country and is hard enough when you are local for a multifamily project.You can still find a few but will likely used hard money with high debt service and points while stabilizing to 90 to 100% and then selling off or refinancing in 18 to 24 months to a regular loan.

No proof of payment, no audit trail for source of funds, large transactions on a regular basis, not good for them or you.No credit history of mortgage payments to date, like I said, a lender will not take your word for it as you benefit from the loan proceeds......like, yes, they paid me before payments were due, greatest people I've ever dealt with, now,  please give them a loan so I can get my money :)Don't know what other deposits you make, but if you've been dumping more than a grand in as a lump sum for months and that was not customary for your account your bank may be doing (should be) doing "large cash transaction reports" with each deposit.I'd be giving my bank a call, explain you've been depositing seller financed note payments and that you were paid in cash, I'd explain the "ignorance" of the matter and ask for guidance.

Hello,

I have been actively looking in Northern CA, and obviously deals- which are really hard these days. However, I notice that the RE Websites show these properties are just there for months and I tal...

That will give you a chance to chat with other regular members to what their experience is.

I'm really close @Mike D'Arrigo - like $5k, so there is light at the end of the tunnel :)But you are right on - at least this whole time I have not lost any sleep over it because I know it won't be a question of if the house will appreciate, just when.

There is also the benefit that I use the same tradesmen regularly and start to get preferential treatment.

I am well trusted and sleep well at night.James Wise Do you feel any guilt lying to desperate homeowners just looking for a way out?

Like @Dustin Faeth, I am a regular at COREE.

So you see how those commissions can add up quickly especially if you're doing deals with those kind of numbers on a regular basis.I will say however that if your time will be better spent on other activities related to your business and you won't miss that money then by all means forego the licensing process and find yourself an investor savvy real estate agent.

Welcome to biggerpockets I know that feeling "  I am always on the hunt "Sometimes I wake up from sleep thinking :I have to locate the next best deal for a client or how could we get more cash flow properties as soon as possible.My latest nightmare dreams been “ how can we work smarter and not harder “.