What works well in the Pocono's might not work as well in the Smokies or Destin.I know that we wouldn't be doing what we are doing if we had a 2/2.

Colorado changed from selling liens and issuing deeds to selling liens and then auctioning off deeds as well.

I have yet to come across any CRM that's all-in-one, that did everything well.

They've performed well and expenses are extremely low.

You are trying to protect yourself so that's understandable.  

It's all run under the table currently and haven't had any problems, but want to formalize this as a business to avoid any hardship down the road.I don't know how I should be protecting myself here.

I am interested in this topic as well. 

Mortgage rates are driven by the capital market and basically follow the bond market, specifically 10 year US treasury with a premium, historically about 1,7%.Yesterday the 10yT fell to 3.9% and I have seen 5.99% 30y fixed rates with a local bank in here Milwaukee (that is still an inflated 2% premium), so 5.7% would be historically normal based on a 1.7% premium, even without the 10YT going any lower.Here is why.If the 10yT offers lower returns, more investors want to buy mortgage-backed securities instead to get higher returns (about 1.7% higher), as a consequence lowering the returns on those as well.

In my experience 2 things work well: 1) Verified recommendations through long term or trusted contacts.

It's probably best to start by reading up on some books on the subject as well as networking with others here who have done these types of deals already.