Ashman,When dealing in financial matters the word guarantee generally can not be used if you are talking about the return.As an individual your ability to guarantee anything is only as good as your credit and the resources you have.Best to avoid the term and describe why the deal makes sense even if you were to be run over by a bus or otherwise not able to perform.Paying yourself no fee to manage the properties tends to mean that your focus will be somewhere else.

The average price of each is $700KThe builder wants to sell them all or individually at market price and give a check back at closing for 75K to 100K per house.

• Funding is available for corporations, trusts, LLCs and individuals.

In some areas, once an individual or entity owns more than x properties, they are classified differently.

Especially true if tenants electric and water are not individually metered.

They do not value individual items.

The lender might be fine for the property to be put in the LLC while the loan remains in the two individual names.Any lender that would agree to what you are suggesting is a lender that would be fine issuing a loan to an LLC in the first place.

The individuals have a much harder time moving so if they find a landlord that lets them keep pets they tend to stay longer than average.

They use bulk sales because they are better for the bank than waiting and selling individually.

These loans would mostly be non-performing loans or loans where the owner is 60-90 days late.I wouldnt be managing the loans, I would be buying a pool then reselling the loans individually to other investors.