How will you be paying your private lenders since there will be no rent collected?  

I know this because I get many emails from wholesalers wanting to do JVs with me & when I see their deal I tell them I can't send this to my buyers - It won't sell!!

You can't magically buy something at a 9 cap and then recapitalize with private investors at a 7 cap.

It took me 6 months to build my private practice.

I come up with enough money for the down payment on the property via the private loan.

Yet, after listening to you it almost seems like we should be searching out other deals and getting money from private people as early as possible.Much like you I have a little experience in construction from my college days (working for a contractor on my days off from school and over summers but I'm not a craftsmen), so there is a small advantage there, but ultimately it sounds like if I want to get to that "freedom number" faster, or at least earlier, I'm going to have to figure out how to scale.I'm under no delusions that I am an expert after one deal, but I thought that after doing 2-3 deals and making them successful we would then have the creditably to get loans from others to really acquire some volume. 

The only time you are really paying your realtor is if its a FSBO (For Sale By Owner) or a private deal, and you are bringing in a realtor to represent you.

Can you use a private lender to purchase properties at the court house during auctions?

What closing costs should I include in my pro-forma if I were to purchase a wholesale deal with private money?

I like this little private member's jacket only area, but even more private "invite only" areas would be awesome.