Will there be enough cash flow to pay the returns promised.

I would think a contractual promise of receiving the remainder for the commission at the time of sale (5Yrs is tough to swallow).

Thank you for the advice @Christopher Giannino  I promise to stick to my numbers.  

You might consider using an investment advisor to evaluate which offerings are suitable and promising.

I tired to get a commercial loan, guys had the knowledge, but they didn't deliver what they promised, so I would say so so

FRAUD BY INDUCEMENT is making promises with no ability nor intention to close.

Probably over 90% of transactions occur through the promise of future payment.When I buy a house and get a mortgage from a local bank, what do you think happens to my bank note?

Just as some hard money lenders can be a scam, there are several "Guru" programs that can be scams too and not provide what they promise at the beginning.  

., @Dave Charlton, @Kevin Coggins, @Kevin Coleman, @Jack Clough, @James Slaughter, @Jonathan Jewell, @Lesley Resnick, @Miniece Richardson, @Robert Bohigian, @Russell Brazil, Account Closed, as promised I've returned to this thread to provide an update.

We could of easily gotten our asking price but this buyer is all cash with a fairly fast closing.We agreed to a little lower price because of the promise of an easier transaction instead of having to go through appraisal, financing and the like.