I have to get bids for investors here in San Antonio, TX on a regular basis so it would be extremely helpful to have this form as well. 

Are you advising not to form a partnership for the business as a whole or not to have partnerships project to project with the exception of a partner who is financing the deal?

Gotta love those pro formas ... so, basically, if I understand correctly, the current owner and selling agent want you to come in and pay them full retail price as if it were already performing, then do all the work and investment to get the property actually fully performing in reality for free.

I've been talking with HomeVestors about joining their organization and they have referred me to Benetrends to utilize the funds I have in my 401k, not much, just over $200,000 to form a corporation and use those funds to buy my first fix and flip for profit.I'm not very savvy about the differences mentioned above and only aware of Benetrends and Guidant because of referrals and their marketing.If anyone on these forums can help a simple minded old guy decipher the differences and make an intelligent decision before I commit to something I might regret, I'd greatly appreciate the input from you.Whether it's from actual experience or just an educated guess...I'd love to discuss the options,Both in regards to HomeVestors in a rural setting, but primarily concerned with the 401k issue I am considering and trying to understand and evaluate the comments by Dimitry.Thanks in advance and hope you all enjoyed your Fathers Day (I sure miss my Dad).

I agree with the others and depending on the age of the property, set aside a little bit of money on your pro forma for cap ex.

Hopefully she plans on working with Keller Williams, so I'd like to try and form a relationship in some way, but am not sure what incentive I could offer them that would motivate them to share MLS access with me.

I hope everyone is well! I was curious to see how I could go about setting up this company I have in mind. There are 3 partners. 2 partners with an MLO, and real estate license. We also have a partner with a GC licens...

Pro forma rent is at best unreliable, at worst a blatant lie.

It is important to form a relationship with a General Partner prior to going into a deal. 

Pro forma cap rates and cash flow are easy to do on paper, but when you face the realities of renting in these areas, you're going to lose out when it comes to your tenant experiences and property management that is ultimately forced to clean up the mess.