How many transactions have you closed, with investors?

All advices from outside CA is irrelevant, you are in CA, and I would say you can go lower ONLY with an unlicensed contractor.

You will find that NC has a much higher tax rate than the SC owner/occ rate, but typically a tad lower than the NOO rate (again this will depend on county).Where the calculation gets even more tricky is the value premium placed on a home by location.If you are looking at Charlotte for example, the national builders who operate in both markets will charge a premium on Ft Mill and Lake Wylie areas over Charlotte addresses for the same floor plan, because they know owner  occ buyers will pay the premium because their monthly payment will be the same for both neighborhoods.If you are in Rock Hill here is a fun Saturday.

Like the old-school feel of excel :) 2) Keeps real estate transactions separate for tax purposes3) Easy to fill in expenses and income on a monthly basisIf anyone has any tips, or even an excel template they would be willing to share, that would be extremely helpful!

If you negotiate a good enough deal that pays you then complete the transaction with the investor to buy the house you have under contract.

Is there any way to perform this transaction without involving a bank?

If you negotiate a good enough deal that pays you then complete the transaction with the investor to buy the house you have under contract.

However, we much rather a lower interest and no prepayment penalties but sometimes who has time for that! 

Rate is higher than a traditional bank but lower than private money or hard money.

These aren't necessarily agents associated with that property, but you can see on that page how many recent transactions they've had and a customer rating, and click through to their agent biography.