The ones I model myself after were not aggressively over-leveraged and believed in the product location. 

There are unethical individuals of all walks of life and professions.

I wanted to start making calls to absentee home owners and distressed properties in my area, but have a big interest in pre-forclosures I would really like to help people out of a situation like that and already know that the seller has some type of motivation to sell.

***************************************"Despite spending in Seattle and King County that has ballooned to $200 million a year, the number of people living in tents, on Seattle streets and in vehicles has grown 20 percent since 2016, to nearly 4,000 individuals.

The owners and staff are pros in this industry, they’re top notch business people, and they’re honest, quality individuals.

I wouldn't individually partner with a developer.

The only thing going for me was the motivation, and the fact I’ve always been handy and a quick learner.

Only 1 sale in a year would be exempt and if considered a commercial property sale you are also exempt (these regulations really focus on sales to individuals for their personal home.You don't sound super motivated so I'd let the buyers do their own due diligence - as previously mentioned.Sales Price, Interest Rate and Down Payment terms all work together so if they need flexibility on, say for example the downpayment, you can then up the interest rate or go to 20yr amortization.   

Seller is motivated!

My wife and I are curious, ambitious individuals who want to absorb as much information as possible before taking that first step.