Your two most obvious options are:Reduce your investment size - No way $100k nets you a $1 Million property alone.

Owner is willing to carry the note at 0% for 20 years with the stipulation that they are able to live rent free.Owner wants 30K upfront, $2000/mo and live rent free for 20 years.I ran this through the BP rental calculator and obviously the CoC ROI is horrible (-2700/mo PITIA). 

As a Real Estate Agent/Broker, I obviously plan to have a Sole Proprietorship, with this SP, can I also use this SP when investing in properties in the future?

Just to guesstimate a ballpark figure to come up with total rehab costs on my own when figuring a good purchase vs a bad one.

Obviously, I would like to cash flow our current property more, but the HOA fees are quite high and the taxes keep going up, so not really the best inventment property.  

The idea of putting little to none of my own money down and building up passive income obviously has its appeal. 

The total was $1785 (I believe this may have included registered agent fees and address forwarding, and I need to review my invoice for if this covered state filing fees, but I think not).

Obviously, no contract covers 100% of all situations. 

Doug I have met many mainly when I bought their home at auction because they let their kids borrow against it and blow the money.and of course in my 30 plus years of loaning HM I have seen a bunch of this activity over the years.18 months ago I had a wholesaler contact me ( which is rare because I generally wont talk to them)  but he got through to me and it was a property in Charleston SC were I build.. and the price was right .. but when I did a quick title search I saw that he had recorded a power of attorney for this lady that spelled out that he could sell the house and pay her 100k  and he was offering it to me for 196k.. so I called him on it.. and said hey there.. this lady obviously does not know what she has  the value is in the lot.. so no real up side as is unless you build a new home so for me to buy it at 196 was about market.. 

Maybe obvious, but I like to see : What is the business plan?