I know on my new builds since we cant put the BAC on the listing the brokers bringing in Buyers just pop in what they want to make and well its more than I am willing to pay when I have to build the house for them and meet with them time and again.

I saw an ad on IG the other day for a private lender who was going up to 96% of the purchase price and funding 100% of the renovation cost.

Mom and Pop shops are not that great at accounting and the numbers tend to look like they can't afford to live so take that in to account plus the operations they are doing. 

I'm going to reach out to the broker but don't want to sound too much like the noob I am so I'm curious that since these are being sold together, will I have to look at two separate loans/closing cost or is there a way to do a package loan?

I'm in the process of working with an Oxford House group to find a property to rent to them.

Listing agents have more ways to get visibility on the home which in turn can result in less days on market.

I’m going to lend  to a few people I know with LLC ‘s  on some mortgages and receive interest , I am not putting myself out to public lending just some commercial loans as LLC single member pass through  , do I have to pay local taxes in Florida , I have no brick and mortar , no employees , just LLC in Florida and live in Texas , there is no work involved I just receive interest .

Are you generally seeing cash flow positive deals from day 1?

You have nothing to prove to anyone, @David Cheng, and there's no need to apologize.

I went to Google and searched for "New Jersey purchase agreement" and came up with a lot of options, including the official REALTOR contract.