In those situations, the statute also provides that the required disclosure must be given by a separate document at least five business days prior to the purchaser executing the contract for deed.13 Like the rule applicable to contracts for deed resulting from a purchase agreement, failure to give timely disclosure prior to executing the bare contract for deed does not affect the validity of the contract for deed.The statutory disclosure (which must be in at least 12-point type and signed and dated by the purchaser) provides information about contracts for deed that may not be known to the typical unsophisticated purchaser from a multiple seller: a contract-for-deed purchaser does not have the protections afforded a tenant or by mortgage foreclosure laws; the purchaser will be obligated to pay homeowner’s insurance and taxes and make repairs and perform maintenance; the purchaser will need to refinance at the time the “balloon” comes due; and the statutory cancellation process can be quick and the consequences severe.

Thanks for the input @Marco Santarelli.The turnkey operator is very well known with a sterling reputation.

Who are the reputable suppliers?

My business, both investing and as an agent is based on my reputation being impeccable.  

. :) I also happen to be scouting for a jumbo loan for my new primary-house (new reputed construction, ~$755K ) with 10% down, in Milpitas, so I would welcome any reference for that purpose. :) :)

If I never buy a note I will continue to be labeled as a newbie and be paralyzed by all of the potential consequences. 

There was $5K EM in escrow and we were past any time when the sellers could bail with no consequences.  

Does anyone have any recommendations of who I should talk to in those areas or who is a reputable company operating in those areas that can help me find properties to invest in?

Does anyone have any recommendations of who I should talk to in those areas or who is a reputable company operating in those areas that can help me find properties to invest in?

There are some reputable companies that look for private lenders to fund investor's project and they vet the investor and project and give you a rate of return of anywhere from 10-13%.