I think it is definitely not too late to put some effort in and secure some solid passive income.

Port of Freeport will contribute jobs to economic growth and is taking great strides to be the deepest port along Texas coast in efforts to attract the Panamax Tankers from the Panama Canal. 

But the amounts are often big enough to make it worth the effort.

I'd be very interested in seeing some replies to the above question as well.Notes seem very difficult to keep revolving to the point where an income stream was steady.I've done 6 HML's in the past 2yrs, and each one took alot of effort to find and arrange, and the time while the $$ was out is pretty high anxiety.I love the concept of notes investing and would rather use capital in that sense since i'm in the camp of preservation vs building but it seems very difficult to get the ball rolling.

If you do not have a genuine desire to help, it will be noticed.

For the most part, my time and effort are going to be same, regardless of the extent of the project.That said, larger projects tend to have larger risks, and for projects with higher risk, I'll tend to look for greater opportunity for returns.

I'm also consumed with several other deals right now so it really wasn't worth the effort required to coordinate it.

It is nice to see that this conversation was a valued learning experience (and much needed it appears), but for future reference, may I suggest you visit the property fairly early in the game next time as all the due diligence and so forth takes time and effort just to find out the area or building may not be what you are looking for.

A move can cost money and time and effort Personally and business wise, I do not allow month-to-month unless it is on my terms, which are, I am showing and as soon as I find a lease tenant, you will be moving, period.I never negotiate from a position of weakness, they can smell it, please stay and I will reduce the rent a couple hundred?

I certainly wish you the best, keep in mind that building a private money lender list and getting actual funds from them takes time and a ton of effort.