It was only recently, when listening to the audio book "The Compound Effect" did I truly grasp how much I required immediate gratification. 

Easy and cost effective, this is best for an attorney to draft and record.

On the outside of the envelope will be a paper that says something to the effect of "If you refer someone to me to rent a house, I will pay you a commission of 1/2 of the second weeks rent." 

That would effectively drop your down payment to 4%.This is likely only going to work with a small, local bank, and a seller who's pretty motivated and/or business savvy, though!

Hey guys, thanks for the recent replies, I hadn't checked this thread in a while but I got some alerts in my email.1) Natalie - it is professionally staged, its designer decorated: couches from Ligne Roset, kitchen is all gaggeneau appliances and boffi cabinets, it really can't get anymore high end.

They claim that the wholesalers are not real buyers, only closing if they FIND the real buyer, therefore they are in effect selling the property on behalf of the seller.The wholesaler's argument is that they are PRINCIPALS in the transaction, exercising their right to withdraw from the contract if contingencies are not met, or by exercising the purchase option often now included in purchase contracts.  

Such a vehicle is designed to operate from a tax perspective exactly like any other IRA, and simply opens up your investment choices to include things like real estate.  

It would be great if there's a network of people like myself who can serve as backups for each other, similar to when a doctor goes on vacation there's a designated backup doctor in case of emergency. 

Most will have language to the effect that you cannot disclose or discuss any data or information that is deemed proprietary to the disclosing party and that which is not generally known to the public.If you want to talk numbers here on BP hypothetically, I think you would be fine since numbers are not "proprietary".

It's basically the Pygmalian Effect which is something I certainly believe in.