If I can't do this the house loses money big time like 800-1200 a month.

Being pre approved is great but good agents will need to know more so time isn't wasted with properties that don't make sense

The syndication model will not work for small deals as the legal and compliance costs are not justified for raising small amounts of money.* The customizable fund can be used for raising money for a single deal or investors can invest in a bucket of properties so their risk is diversified.Please reach out to me if you would like to learn more.

After COVID, we decided to make a change.

I work a side job for a friend and make 3-4k gross income.

It would have to be dscr or something similar rather than conventional.Rob, I am familiar with a group that might be a good fit, but you would have to purchase a few at once to make it work, as they have a minimum loan amount of 75k on a small portfolio, but single properties at ~$55k would be tough, even for DSCR.

If you ever make it to Atlanta, call me :o)

A flat fee can be good, and with $100/unit in our area you are highly likely to cover the bill and even have money left over, but you do run some risk of paying a difference. 

unless you're going to spend time, money and energy building a team, going to the market in person, and being thoughtful and patient, you will likely lose money. 

An example of this would be mixing your personal money and LLC money in the same bank account.3.