It's easy to focus on how to not do a deal by studying how to do a deal that the art of putting one together is lost.I was fortunate that my mentor exposed me to this very early on in my RE education.  

If there is a way I could do it without exposing her to my risks I'd love to know a way.

Your credibility is somewhat questionable to me considering the fact that all you've done is expose us to your negativity, spout off all your accomplishments and brag about your income.

They just are not exposed to the business side of a brokerage, except when they have to go to the office and provide a correction.While many think the closing company is responsible for a closing (they are to a degree) but itis the listing broker who is ultimately responsible and gives closing instructions to the settlement agent if there is anything off center from the customary, depending on state law.

Well then, force everyone to read posts and determine for themselves who they find credible and trustworthy.In a perfect world, yes, but unfortunately, we do not live in one and the whole purpose of the creation of the current system was to drive participation (which I feel it accomplished, just look at the stats now compared to pre-point system).That said, I like the idea of two systems, activity (which the current system can be used for) and expertise in a field which can be added and several posters gave great feedback on such a system.Question to all who posted regarding this: Keeping votes hidden reather than exposed - both for positive or negative.Why do you feel it is better for them to be hidden?

I guess investors should all pay higher rates on less favorable terms and consequently be at a competitive disadvantage for their bid price so that the lender can maintain a call provision and simultaneously expose the borrower to risk to their assets.

People feel exposed if postcards are floating around saying they are behind.

The way you get in trouble is if someone reports you mid project when plumbings exposed and walls open.

About 2 levels will be below grade so roughly 4 will be exposed.  

You'll be exposed to everything you could ever need - lawyers, wholesalers, hard money lenders, insurance agents etc.