Lastly I developed and launched a new business unit for the publication that generates over $45k per month.I share all this not to gloat, show off or inflate my ego with self importance, but in hopes of your consideration as a peer in the business world.There is no question that anyone with a real estate licence is a business owner whether they work independently or are part of an established firm.

In my opinion, reputation is VERY IMPORTANT in this business.

I am saddened by the reputation realtors have.

And, Donald Trump has plenty of properties in locations that were already great before he bought or developed--he has a golf course in Palos Verdes; oceanfront condos in Baja; a casino on the Vegas strip; a hotel on 5th Avenue, condos with Lake Michigan views in downtown Chicago, etc.

Chuck Stone, a developer in MS building high quality affordable housing stock to help rebuild our coastal area.

I am involved with developing what could be one of the top investment opportunities in the country.

In the end, our broker gets a sale, the City of Houston adds another property to its "Demolition Day" quota, and a developer gets away with a steal of a deal.

I am a software developer.

(even in this market)...97-100% LTC for Multifamily developments....Does anybody have any experience with them EVER closing a loan or even knowing of anybody Lending 97% through debt, mezz and equity???

You would need to have a purchase contract with the seller like Wheatie said above, for your specific state get with other investors at a local REIA meeting to see what they use and put in their contracts or go to a RE lawyer.And again Wheatie's got it, once you have the property under contract find a reputable title company, preferably one that works with investors and they can guide you through the rest!