If they could get a loan commitment you might have luck finding an attorney, seeing a commitment might ease their concerns and they can originate under certain conditions, they may be able to justify the client relationship, do a simple estate plan and incorporate the property into the plan.Are you sure your deal is applicable to the regulation?

However, you role is to introduce principals (owner and investor/buyer).You get paid by the buyer who values your "bird dogging" and you get to observe, to some extent, how the investor works.The obvious advantage to this arrangement is that if you are newer to real estate and are unfamiliar with documentation, escrow and title, you don't have to negotiate the fine details of the deal, merely find the essential pieces.Deal finders can realistically expect to make 5-10% of the profit of a given deal.Caveat: your state may consider this to be an activity requiring a license, however even in my over-regulated state, CA ,this is an accepted practice.This makes more sense to me than getting bogged down in negotiations, what to offer, terms, documenting, funding and closing the deal.

The regulators are federal, not just state.

You may could have a provision that allows you to call the loan due immediately if you get foreclosed due to a due on sale, but that may violate some regulations and be unenforceable.By the way, what agent?

You can't make claims about fixing or keeping good credit without crossing over into regulated territory.

However, you do want a business friendly state and one that does not have onerous government regulations.

Larger lender insurance companies and other private loans take a longer term fixed rate view on money and do not have regulators breathing down their necks.

The VA fee is now limited by regulation to $300, exclusive of the credit report and the application fee, but in most cases this is still going to be less than the mortgage origination fees of a new loan, so its another win for assumption.

The Regulations require that you have the intent to hold for rental/investment.

I can't stress enough that those who may be exempt make every reasonable attempt to comply with the intent of DF as the restrictions are and will be seen, just as any other regulation, as a base line for fair dealing.Then you have commercial loans, these won't be held strictly to DF but they will be to the Uniform Commercial Code (UCC) and acceptable commercial underwriting.The days of two old farmers meeting over a fence post and selling land on terms, writing out an I.O.U. are long gone.The acceptable play ground for investors as to an amortization on a SF deal is 1 to 30 years.