Hey @Adam Bartomeo,Not unlike many who have posted in this forum, I agree that the low barrier to entry is the underlying cause for poor performance.

She has a 90% close rate on the deals she takes- this has stayed fairly consistent over the last three years.  

As a buy and hold investor myself, I am intrigued by the idea of a small infill development project that would consist of rental homes. 

A naturally by-product of that business is working in the rental market often and consistently.

If he is purely a lender, he will be paid via interest income and his tax breaks will come from his lending business, not the performance of the property.

She was skeptical at first, but once I showed her step by step and showed her numbers on deals that we should get into she agreed.So, I put together a marketing campaign consisting of direct mail, door knocking, craigslist searching, meeting with wholesalers and agents, etc.2 months after going full time, I got a call from a wholesaler with a quad in the outskirts of Nashville.

Post up craigslist ads on a consistent basis.

This greatly reduces risk on the principal invested because, at worst, the lender owns the property and will look to maximize value by selling the property or selling the non-performing loan.

Do note investors want to buy notes like these or just non performing notes at a discount?

I'll include what I include on the application on the bottom of this post, keep in mind that I deal with low income tenants.Second is having a consistent, documented, defendable way of selecting the tenant from the applications.