You have to have a great lawyer in the market, talk to locals extensively, you need to know the market inside and out before considering an investment.  

I ended up needing more than the 35 days to close, and they allowed me a one time extension.  

Kinda the nature of the game here in snow country, but if you can be more selective, your probably better off in the long run. 

Be selective about your RE agent.

As you already have your LLC set up and defined, I am just wondering why you are incurring the costs, formalities, selection of trustee, potential financing hassles. etc.. of adding the land trust layer?

That can add another month.I would ask the Seller to give them notice during your escrow period, so that the clock has started as early as possible.In terms of selecting, what will you choose? 

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Here are the terms and fees:  12% - 14% interest only payments3 to 5 points origination (depends on location)Appraisal Fee: $425 – $550 (dependent upon location and independent appraiser’s fee)Inspection Fee: $100 - $150 / inspectionLoan Documents: $475Loan Admin Fee: $500Credit Report Fee: $30 ($35 for Joint)Flood Certificate Fee: $15Monthly Servicing Fee: $15 A mortgagee’s title policy is required.An insurance policy is required on all loans for the term of the loan.Up to 70% of the After Repaired Value (excluding points & fees), not to exceed 100% of cost.6 month term3 month optional extension (extension fees may apply)While these fees can be significant on the front end, it can save you money on the back end.

@Barry CollierTaxation regarding note investing is complex.Please make sure that the accountant you select knows the treatment regarding performing and non-performing notes.

I have an extensive construction management background, so doing a rehab is not going to be a problem.