Inflation will play in your favor over the long run. 

If I have partners I guess I could always use them as the POF base in stead of myself.I understand not being able to list the contingencies for a land deal but its really as simple as saying "Due Diligence" and then when the number don't work out in your favor, once the DD is done, you simple say the numbers dont work and you get to back out with your full EM payment?

agent myself and investor, I've seen plenty of agents avoid listings with low commission and FSBO, so you may be able to do a 3%/2% split in favor of the buyer's agent.

This won't be a problem because I already have 15% equity and expect that to grow over the next three years.

Hypothetically speaking, I get a property this way, and it's worth 50k, do I have instant equity that I could use for repairs? 

@Corey Walz In terms of proof of funds and liquidity you need to find someone to be a KP on your deal which comes with a price of course and a piece of equity in a deal that you two would negotiate.

This is just debt financing and you're not getting any equity/upside on the project - and honestly not making much money if any.... 

It may be a matter of how much equity you have in the deal, or your personal guarantee. 

A marginally a-float blue collar worker, with a family, at least one job does not have the time, focus or financials to maintain or especially remodel a home (work for equity).The long a go Gurus touting the virtues of buying super cheap junkers, with zero rehab advertise rent to own, or directly into Contract for Deed, zero rehab, put folks into those homes. 

@Aaron Edmondson - be very careful of HETPA(home equity theft prevention act.)