Hello Darnell,If you find a great deal and present the lenders with an analyses spreadsheet that shows your deal, as well as at least one exit strategy to secure your deal, then it should not be hard to find lenders.  

Our buyers for our projects have no credit, and most of the time, no social security #.

The worst is small claims cases for return of security deposit.

I really would like to secure this deal but i'm running into issues.. 1) I bought a 2 Fam 8 months ago (main residence) so my mortgage broker said i'm maxed out.

I am trying to get all the wording right for a mobile home sales agreement where the buyer is going to be able to buy the mobile home after renting it for 12 years for the price of the security deposit.

The reality is the big players will have a strong deal flow and will come up with deals they can't take into their existing pipeline.  

If that doesn't work for whatever reason, I'm going just have to start out slower using cash to secure 1 property and work from there I suppose.

As a newbie, he might benefit from the security of not having a note to pay on a first property while he's getting his feet wet.  

(I am not interested in just borrowing the funds for various reasons; mainly because I have this uncomfortable feeling of owing a friend this much money...even if I know it's somewhat secured in a property)Is 50/50 split ownership fair?

There is a big difference between secured/leveraged debt and unsecured/unleveraged debt.