Hard money is a business that I wouldn't ever want to delegate to some third party and it requires constantly sourcing new deals to maintain.

You will have to constantly adjust your approach to stay ahead of the game.

Consider seller financing, joint venture, or work on smaller size projects to accumulate more capital for your business.

With loan constants as low as they are currently you can likely get positive cash flow at 60-70% leveraged IF you locate good deals.

I can offer services to my investors/buyers for as much, or as little as they need.As for control...My buyer/investor ALWAYS has full control...its their property...I am in constant contact with them letting them know anything/everything...every step of the wayAs to "why"...thats the easy part...MANY people have the desire or interest in the ROI they know is out there for RE...however MANY of them simply to not have the TIME to do all the follow up and on-site management to go it on their own.Thats where I come in :wink:

The whole life policy's premiums do stay constant.

Assume that the loan constant will drift to whatever pessimistic market rate there will be in the future.

Jackie,we're constantly on the MLS here in OKC but i think the tough part is walking into a house and figuring out how much work/money that needs to be done and determining if a profit can be made and how much of a profit is needed for the effort.

However, if your sitting on a older home which need constant upkeep, then the amount of repairs will double or even triple because the tenants will discover news ways of breaking things never before thought possible.

There is an Ice bar completely of ice and 17 degrees constantly.