I've performed over 7,500 residential valuations and my buyers/sellers are primarily investors who understand my valuation background.

Please forgive me for not being more clear.This is a flip.I have the experience of performing the actual rehabs - I've made much money for others (and a small sum for myself) -- what I do not have is the financing experience, knowledge base, and network.

More specifically, sounds like he is in the 'non performing note' business.  

I buy non-performing notes, modify them and sell them to Investors with a 10%-15% cash on cash ROI.

At which time you perform your exchange and use the sales proceeds to "buy" the long term lease and improvements that have been made.It is complicated and there is very little guidance from the service on this one.  

You can't perform proper due diligence if you can't see "everything".  

HelloWhen having a property inspected is it recommended to use an actual licensed inspector to prevent any inspection clause issues if the seller tried to claim the inspection wasn't reasonably performed or will i be fine with just having a contractor look through? 

feel as though I had a contract with this person to perform a service and they broke that contract.

Of the 12 units, only 1 is owner occupied.We've had a crappy property management company for years and I wind up performing half the property management responsibilities.

Now from the little bit of research I've done lately on tsp the g fund went up a little over 1% the best performing fund went up somewhere around 4% so if you fallow the market close enough to know what fund you need to be in its not going to be an earth shattering return.