And of course collusion to keep bidding amounts down was alive and well. its illegal as hell but done all the time.. there was a group in NC that got tagged by the FBI back in the middle 2000s and it cost them 800k fine dont think they went to jail though..

I haven't closed any deals in Walton, but Gwinnett and Rockdale are fine.  

Logically I can't make a solid business case to cancel them, as the cash flow is fine vs losing it all with a tornado.

I would be fine with a $10k non-refundable retainer and $500/hr. personally.

You mention DTI which is fine.

Fines and imprisonment if violated.

My humble advice to anyone attempting to do creative finance is:Creative finance is for experienced investors who have access to capital if anything goes wrong.Learn the lawsDon't use a contract "off the internet", laws vary by state and are also regulated on a federal levelLearn the financing techniques correctlyDon’t skip parts of the processDon’t ever do a “kitchen table” closingUse the proper deedAn attorney can help you with the legal work, but the rest you are on your ownYour guru will not bail you out“Investing” in someone else’s deal by providing a small 2nd loan so the “investor” can pay for “cash to the seller” and for “closing costs” so he can do the deal is a very bad planKnow what problems can ariseLearn the responses and solutions to problems before they are neededKnow everything there is to know about Title and what that meansKnow who a "protected class" individual isLearn the "back doors"Learn human natureUnderstand timelinesUnderstand regulation enforcement (some of these "mistakes" have a 10 year statue of limitations ( they can charge you 10 years AFTER you do the transaction) and carry hefty fines and possible imprisonmentThe court doesn't accept "I didn't know" for an answer"Know that the source of the lead plays a serious role in some states and federallyKnow how much of a "profit" pushes the boundaries to invite an investigationYou can be sued by the seller if you don’t do things correctlyYou are automatically at fault if an investigator or attorney or regulator gets involved.

Once you go under contract, (here in Texas) fine a title company that works fast that you can trust, even before the contract is assigned know if they work with wholesalers and how they can help you.

If that is the case then it is fine for your peak months but you want to turn it off for off season. 6.

If you would like to hold the property for longer, that is fine as well, just note that your loan payment will be done after 20 years.