I posit that many of the things that investors do border on the unethical in at least a few peoples eyes (talking a seller into taking the smallest sliver of equity in exchange for their property so I can maximize my own gains sounds pretty unethical to me) and that the only person doing something actually illegal in this case might be the lender if they knew the intention of the buyer.

Otherwise you're real estate gambling not investing.

But these are friends and family that took a gamble with me on my venture so I feel wrong to increase my rate.

I can use guidance in choosing a target city in Northwest Indiana, referrals to assemble my team (especially a very well qualified real estate CPA), and to let me know of local meet-ups near the southwest suburbs of Chicago where there are robust discussions regarding investing over the border in Indiana.

So now I'm looking at 3 separate houses on the same street, different addresses, and 2/3 bordering each other. 

``````````````````````````````````````````````````````````````````````````````````````````````````````````````````````````````````People that are behind on payments and PITI is more than market rent and have no equity is a real bad gamble.

Yes Washington,New York,and California for example are all overinflated markets.Many investors purchase there on the on an appreciation gamble than the CAP rate.I have many investors buying down here because they can leverage their cash for so much more greater returns than where they live.In some areas that I mentioned acquiring the land is the real goal and the CAP rate is an afterthought.Here in Atlanta the only 7 to 7.5 cap I am seeing is CORE assets in trophy locations.Example A class newer multifamily that a REIT or PENSION fund is buying.

I've seen south carolina work recently as well, but literally across the border in Fort Mill where the rent commands so much that it makes up for the nearly double SC taxes as a rental. 

I took a gamble and lost haha.

Through him I came to realize all of the opportunity south of the border.