Of the many things I've learned over the years, the lesson from the GC company is still the most fresh for me, and that is, the ones who ultimately have control of thier profits are the ones that control the property, which is precisely why I'm going back to my REI roots.

As you likely understand keeping control is important while still staying on the right side of the law.To reiwalf - I actually think Jeff figured out a clean way to run his business legally and still motivating a bird dog to bring him deals.

If the investor puts the down payment into the LLC at formation, you can buy the property directly with the LLC (bank will require personal guarantees) and that gives you *some* liability protection, voting control over daily operations, and saves a step over the above process.

While I really appreciate doing my own thing, having my wife work with me, and being able to control my daily schedule, I do wish I was able to take off for more time.

By the way, they do have a mentorship program.

A few successful landlords have programs where they upgrade or refresh things in a rental even when the tenant is there.

My desire to have control over my own life has never been greater, and you could benefit from that passion alone.I hope this message, doesn't come off as to forward, as my intent is only to show you through words, that I am serious, professional, and well qualified to be a business ally for you.If you are interested at all, contact me and we can discuss further.

Granted some hard money lenders will not want to do such a deal as it means you as the borrower is more likely to lose control of the project.John Corey

With REO the bank has complete control and many people are bidding on the same property.

You could consider refinancing your primary residence using a HUD rehab loan (allows up to 97 ARV) for homeowners needing to make repairs as low as 5,000 (program will advance up to 50% of labor/materials at closing to minimize your out of pocket expense).