It's like the broker hasn't proven themselves yet that they know what you want and can find it.

Private message me and I will send you a copy of Promissory Note we use.Have some skin in the game for the first few deals until you have proven yourself.

My screening and choices of tenants has been questioned here and elsewhere but my system has proven to be far above par tenant results wise.

Recognize that the mentor will want to be paid.

The depreciation recapture is all recognized in the year of sale. 

Trying to find ways around the proven methods are only going to get novice investors in way over their heads.You might as well go back to the old days when a novice investor looked at the first months ownership and declared they have zero expenses and massive positive cash flow.

On Wednesday May 18th:John Hyre a community owner himself, and a nationally known tax attorney will be speaking on shielding profits from sales, IRA usage, and will be taking questions from the audience.A nationally recognized law firm will be doing a four hour training session on Fair Housing Issues and awarding training certificates.Bill Carr of RainMaker, whose clients are the A List of independent retailers will be working with JoAnne Stevens to explain why and how retailers can and should become first time community owners.Bill Carr will moderate a panel of A List retailers from all over the country who will discuss their successful methodologies and take audience questions.Rishel Consulting Group will discuss issues of compliance for community owners and retailers along with solutions to the problems these compliance issues create.To put the day above for yourself would cost you over $8,000 but it is included in the attendance fee for the meeting. 

You should recognize the expense is coming and budget for it above your reserve.

I thought about that , and I see people doing it here and there ,here is what i see , they have a proven system , experience to help and advice , hard money for short term financing and long term financing ,if needed ,for a royalty fee at time of sale .... 

It has proven to be rewarding and challenging:) Let me know if I can be of any assistance.