Bring on equity investors to secure the dirt and front the costs associated with getting phase 1 shovel ready. 1a (depending on experience and local lending environment) Deploy additional equity capital to do the horizontal (roads, sewage, sitework) 2.

Don't forget you need a mortgage and note to secure the investor's money. 

Here are the laws in regards to this stuff.4735.01 [Effective Until 3/20/2019] Real estate broker definitions.As used in this chapter:(A) "Real estate broker" includes any person, partnership, association, limited liability company, limited liability partnership, or corporation, foreign or domestic, who for another, whether pursuant to a power of attorney or otherwise, and who for a fee, commission, or other valuable consideration, or with the intention, or in the expectation, or upon the promise of receiving or collecting a fee, commission, or other valuable consideration does any of the following:(1) Sells, exchanges, purchases, rents, or leases, or negotiates the sale, exchange, purchase, rental, or leasing of any real estate;(2) Offers, attempts, or agrees to negotiate the sale, exchange, purchase, rental, or leasing of any real estate;(3) Lists, or offers, attempts, or agrees to list, or auctions, or offers, attempts, or agrees to auction, any real estate;(4) Buys or offers to buy, sells or offers to sell, or otherwise deals in options on real estate;(5) Operates, manages, or rents, or offers or attempts to operate, manage, or rent, other than as custodian, caretaker, or janitor, any building or portions of buildings to the public as tenants;(6) Advertises or holds self out as engaged in the business of selling, exchanging, purchasing, renting, or leasing real estate;(7) Directs or assists in the procuring of prospects or the negotiation of any transaction, other than mortgage financing, which does or is calculated to result in the sale, exchange, leasing, or renting of any real estate;(8) Is engaged in the business of charging an advance fee or contracting for collection of a fee in connection with any contract whereby the broker undertakes primarily to promote the sale, exchange, purchase, rental, or leasing of real estate through its listing in a publication issued primarily for such purpose, or for referral of information concerning such real estate to brokers, or both, except that this division does not apply to a publisher of listings or compilations of sales of real estate by their owners;(9) Collects rental information for purposes of referring prospective tenants to rental units or locations of such units and charges the prospective tenants a fee.

Fortunately though we have a strong and steady rental market, so while our returns might not be the highest, I feel positive about the long-term security of my investments in/around this city. 

As a wholesaler, your role in the big picture is to identify and secure a purchase opportunity that you can deliver to your buyer, so that THEY CAN MAKE MONEY.

•The investment could be structured in many ways: secured or unsecured promissory note, joint venture, etc.

I was thinking an exterior door (it's an interior staircase) for security, is that a possibility or a bad idea?

But options work I think in Texas they have to be short term though.I am buying a 5.5 million dollar property that i optioned in 2009  I put 200k in cash up for option money ( non refundable) and i pay 120k a year in option payments ( non refundable) but its all a credit to the purchase price.. so i have no interest carry .. on a 117 acre parcel that once it comes into the city will be worth north of 50 million.. thats how you make money in the land game.. and sellers will understand.so as it comes to hawking beat up houses.. just put 5 to 10k in option money out make your monthly option payment have it all go to the purchase price and close in 60 to 90 days when you exercise your option.... although you will want to run this model by the state regulators they still may not like you publicly marketing the property.. 

We will be renting out a couple rooms to close friends who were eager to secure their spots.

Investment Highlights: 12% Guaranteed Returns125% Buy Back Guaranteed year 5Fully Operational Parking Facility with 18 year track recordFully Hands-off & Fully managedTitle deed ownershipThis offering is compliant with Regulation D 506C of the Securities Exchange Act of 1934 and is being made outside the United States to non-US persons under Regulation S, Section 5 of the Securities Act.