It is going to be more difficult than you think and it is going to yield a lower actual (spreadsheets are not real life) return than you are expecting.

He only owns a few properties himself (actually sold most over time) because the property management company does so well.

I am actually starting this same process right now.

Actually, you can craft the deal anyway you want and alter it as needed depending on the feedback or lack thereof, you get.

I've got quite a bit on them, but am looking for anyone who may have actually closed and funded a loan with them. 

Awhile back I let my neighbor use a Lil piece of my land to make a garden on which he was trying to get me to rent it to him for 25 dollars a year😂 yes a year.

I actually really like the model - particularly if you have a property big enough to allow for parking of construction rigs and equipment.

Unless you are waving your fee, it's actually a $60,000 plus closing costs ($3500 + or -) investment.

You reinforced my original opinion by feigning outrage instead of concern over what might be illegal and instead doggedly continued to seek out the piece of information you needed to close the investor you had in mind for your "deal."

That number will give you something to compare to other investment vehicles that will tell you if this capital is better put somewhere else (if there is actually capital to deploy after a sale).