People have inflated perceptions of what their property is worth and it is your job as the listing agent to give them a dose of reality.

While we can technically get away with the thinking of having less restrictions, requiring more security, making demands such as life insurance being pledged on a key person as a borrower, drill down to the assumptions in commercial that allow greater leeway.A more sophisticated borrower, conducting business with a purpose to make a profit as compared to an unsophisticated borrower attempting to secure personal needs, such as housing.However, never think that "predatory dealing" or "predatory lending" or violations of fair trade, or what is customary for the size and scope of a transaction can be swept under the rug.  

Everyone needs to be "accredited".The Jobs Act did provide a path to take in funds from "sophisticated" investors but I'm fuzzy on the details.  

I see those going no where or very little response with more sophisticated sellers..

This is a sophisticated strategy.

Just starting out, but as someone already stated on BP "there are a lot of sophisticated investors here".  

While it has become more complex and sophisticated, the basic concepts remain the same. 

I enjoyed your post for the worthy goals you describe, and humorously in the way you refer to your "age".Let's start with the latter, perhaps my perception is skewed but at 55 I'm of the opinion you've just enter a life phase where you can do so much, experience great things, and create great wealth while in the process.My 93 year old grandfather to me recently "I know I've got at least 10 years, but if I could just get another 20".

Remember not everyone has the same perception as you do, it's why some people don't do business with companies that most people consider highly reputable, and some people refuse to do business with anyone but an unscrupulous company.

  :)And there are companies here in Oregon and Wa that hook up with RE brokers , ( these companies are HML) they track all the sales have a very sophisticated software system. they bid for you and also provide the cash for you at sale.So it goes like this.say you want to bid on a 200k house you need 40k. you deposit that with them.they win the bid they put up the 200k .. they take a security interest on the recipt from auction.. then when trustee's deed comes they roll that into a HML.they charge a fee for the buy .. and then charge you for the HML usually 4 and 14 , and then you do the rehab and your free to use anyone to resell.