@Josh Smith  my point in the original post and I guess I did not relay it well.is there is nothing wrong with handing your card to the seller ( its a back up offer) and simply stating if it does not close call me.. we see posts all the time where wholesaler cant get to a wet closing on time.. ( they are idots) and the buyer and seller have the closer redo the hud and cut the wholesaler out. as the seller had no clue how much the middle man was making.and I agree with you when your in markets like were you work were homes are less than cars.. you guys can have at it..

At the end of the day scenario 1 is my goal.The other part of me wants to fix and flip a few SFHs to build more capitol and get my feet wet since FHA+relocation+ 2/4 plex may be a bit much for a first deal.

Something to get my feet wet and adjust from there. 

I have been doing all the research I could, but know I have to get my feet wet with my first deal.

I am new to this forum yest not so new to investing in property, yet at the same still wet behind the ears as dutch is not my mother tongue. 

However, the Portfolio lender will look at items such as track record of LLC, Track record of member-manager of LLC, credit profile of all member-managers and the quality of the deal.I think you should get your feet wet and buy a personal property in your own name and focus on investors after at least a year of personal investing.Investing with other people's money adds another layer of complexity.You need a connection with an attorney to draft up an operating agreement, form an entity with limited liability, etc.

Just getting feet wet and learning how to do small first.

With the guidance of Sean and Aaron we stepped through the property, analyzing what each of us might alter or change about the lay out and rehabbing of the property.Our group repeated a similar process through 3 properties (each priced differently, each with its own problems (or as we BPers call it - opportunities to make money).For example, the second property we visited was completely wet, smelled of mold, and was going to need a total gut rehabbing.

I am specifically looking for an individual that wants to help a young investor like me get their feet wet.

Ground is always wet .