I am starting to think that brokering notes are drying out... 

@Dave Foster is correct, I would suggest that the check is made out to the escrow company and not your own name if you have that ability and have them deposit  it in your escrow company so you are sure that the amount paid is actually there and was not written on closed account nor written on a check that a stop payment can be issued so ensuring the check is deposited, not into your account or an account to which you have what could be construed as constructive receipt, is important to ensure that the deposit check is actually a good check and that the Buyer has "skin" in the game!

At some point, due to scaling, my liquid with dry up for cash purchases and I'd be forced to implore more creativity, however at present I'm comfortable with the traditional means of property acquisition.  

However, there are many ways to skin a cat and plenty of people make money off of other class properties and properties that require much more repositioning and retenanting.

Save some dry powder for when you have already done a deal or 2 maybe with a partner or on a smaller scale and you are confident you know what your doing, at that point you will be ready to go all in.

Ok you have to look at this cut and dry. 1. 

Amanda I can appreciate you trying to stretch a dollar and be creative but this has all been thought of before.A lender bases risk on skin in the game for an investment property.

It will also vary largely on the amount of skin you have in the game.When first starting out I remember facing 4% percentage points and 12% interest.  

This gives us skin in the game  before during and after the sale.  

They are not closed doors but you'll have to work some things out before you can slam down the pig skin for a victory dance.