From what I understand this can be much simpler and not involve the SEC filing docs that are required when using a syndication / PPM.

Zip codes are too large an area and may involve many different schools of different caliber, especially at the elementary level.

If no mention of investor/commercial involvement/wording online then keep looking. 

@Jay Hinrichs,Just to be part of the fun and let those of us not in the area, or having any real interest in the plan get involved...

Before getting involved with wholesaling I would read a few threads/blogs that will show you some different viewpoints and perhaps point you in another direction.Heads Up Ohio Wholesalers!

I hope that helps I divide the total annual net cash flow by the amount I plan to invest in the property, considering there may be leverage involved.

I did more digging and found out that yes, this so called mentor, is nothing more than a big-wig for the MLM company 'Gen-E Group'.  

I called around and they all confirmed that it is possible to do subject to deals as long as the bank is not involved.

My lack of understanding involves the "applicable exclusion amount for gifts" from the above article, and maybe we're misunderstanding the annual gift exclusion as well. 

We will be doing a lot more reading and hopefully pull the trigger on our first deal in the near future.Thanks for the warm welcome and we look forward to getting more involved in the forums!