A lot depends on what developer fee you want to take upfront and how much of the ongoing cash flow you need.For me and development deals I need less of ongoing cash flow and would take more of the equity upside to myself.What I like about equity and debt funds is you can do deal after deal and you do not have to worry about crowdfunding, distribution K-1's to investors, and doing a syndicate deal by deal where you have to keep getting new investors etc.Instead you can focus on development deal after development deal.   

Numerous initial and ongoing requirements must be observed, and the burden is on the seller to meet these.

Be prepared to have your friends and family not use you to sell their home, especially when you're new.There are ongoing fees for your license and access to the MLS, so if you are going to do it, make sure you are going to use it!

what are the setbacks , basically can the lot be built on ? Go

and i say yet because I do plan on going for my license next year.however i do work with an agent who is also an investor as a matter of fact i just wholesaled a property to him last week that he will be rehabbing, and this week he helped me with paperwork on 2 Properties that we (my partner and I) just closed on yesterday. and from talking to him and being around him the pro's hugely outweigh the con's.I work in the SugarLand town center, let me know if you would like to meet up for lunch or after work one of these days and we can chat a bit more. or if you have any questions.best of luck on your new adventures!! 

Vacancy and ongoing maintanence are difficult to budget for, so make sure you keep some cash in reserve.An FHA loan can be a great tool to use - very low down payments required.

Luckily, you researched it some more.But, have you yet taken all its ongoing expenses into proper account?

Just keep on going forward.I am 59 years old and I found BP about 6 months ago and I am still trying to decide what to do.  

If you don't want an agent, that's up to you, but at the end of the day, typically there are no costs to the buyer to be represented even if you want to lowball offers on places so agents probably aren't understanding why you are insisting on going it alone on the buy side of the deal. 

In total to date (not counting new construction, land development, or holds) I have sold my flips for a combined total value of $23.4M since 2009 with another $4M to be added with ongoing current projects not yet sold.My regular flip projects probably average around $60k on the rehab and 4 months total hold times these days with exit values ranging from $500k-$800k.