What you really need is a real estate litigation attorney.They can usually guide and possibly work through these situations.There are also websites where you can pay a nominal fee 25-50 bucks for advice from an attorney etc. about your situation.

You could offer 8.5% for 7 years, and 9% for 10 years.Having a 5 to 10-year balloon, some amortization, and using a loan servicer will make the note more marketable in the event that your investor needed to sell it, though it'll be worth less than an owner-occupied note.At the maturity date, many of your borrowers will be happy to extend at the same terms based on the great return they've been enjoying, or in the event that rates are higher, many can be enticed to extend by increasing the rate.The liquidity risk from the 5-year balloons could be managed by spreading out maturity dates on the private lender notes, keeping some cash reserves, maintaining bank lines of credit or HELOC capacity on other property you own, and having a large enough lender network that there is always untapped capacity to replace lenders that demand their cash back at maturity.

The grantee (buyer) may be responsible for title issues during their ownership, not having title insurance means you'll have to defend title, if a matter arises prior to your ownership, you will need to subrogate against other insurers, a David and Goliath position, getting past coverage to save yourself from any loss, the buck can stop with you if you warrant title.The heirs should be using a Special Warranty Deed excepting out their responsibilities to title allowing warranty from past ownership. :)    

The more, shall we say, professional, more mature investors might be interested in a polo style shirt, I only wear T-shirts to get dirty in or backyard stuff.

Cash flow after all expenses including property management about 300 bucks a month.

That's a loss of around 120 bucks but what do you guys think I should do with all the bandit signs if I don't decide to use them?

If you put money up front require they have a surety bond for your job especially if it is big bucks, ask for liability and workers comp insurance certificates, check their license out, use a company that is registered at the Secretary of States office and check their standing, also Attorney generals office is making alot register for consumer protection these days.

I do not work on residential deals but if I was an agent the FIRST thing I would want to see is if the wholesaler has their own funds to close a deal if the end buyer backs out.Many times people starting out just have a few hundred bucks to their name.

I have a total of $150 bucks into both vehicles for vinly lettering.

Yes you can train and train them but many do not follow directions or skip steps because they are lazy.Just like for property management you need hundreds of doors with structure to start making any kind of decent money.There are people out there who do crazy volume just to make a little buck.