Or if you want to be more hands on, you can sell/trade options, and earn 1-2% weekly (cash secured put/covered call strategy). 

I am a FTHB and currently taking steps to secure a lender.

Once we get the interest free CC paid off and secure the cash out ReFi's we should be able to have no money of ours into any houses, cash flow a couple thousand each month, and continue to grow. 

If you breach the property and enter, you are exposed to all kinds of issues and claims of “missing silver, good and Picasso art.” 

If you're trying to do a securities sale with a variable group of investors, Reg CF or Reg D would be the best option.

I also heard of one that had a reverse mortgage on it, which does not allow the mortgagee to rent any portion of the property that secures the mortgage - which essentially makes it a single family usage. 

Should reference monthly rent, due date, security deposit, lease term, ANY oddball agreements (i.e. cut grass for $50/mo off of rent), deferred maintenance requests, etc.

And I will return their security deposit after I assess for any damages after they are out.

There is a big difference from a title company holding earnest money funds in a secured account vs an individual person holding those funds. 

The best way to secure the best deal is to have the most information, so a year of research, due diligence and immersion can certainly help.