My unique approach combines deep market analysis with a strong network of motivated sellers, ensuring you access the best deals before they hit the mainstream market.I’d love to know more about your target market areas and buying formula.

At a bare minimum, I would consider filing a complaint with the state licensing board, but only if you have written evidence (email, text, letter, etc.) showing that you instructed them to install security and they failed to follow your instructions.

Another option is seller financing, where you negotiate directly with a motivated seller to carry the note instead of going through a bank.

Learn about Form 1003 and if you are really motivated, learn the Fannie Mae underwriting requirements, specifically Part B. 

I bet they are getting a barrage of leads right now with many motivated sellers looking to sell their homes to anyone.

@Jack Mi: my first impression is anyone that is buying a deal at a 4.5% going-in cap rate with 7% interest rate is anything by conservative.Now, there are so many details missing that it is impossible to give any true thoughts.The things I like:No up front fees, so less motivation to simply transact10% Co-invest is pretty good80/20 (assuming there is no second hurdle) is fairly good.Things that give me pause, based on what is actually presented:Going-in cap rate is very slim.  

I want to learn all I can but it feels like I need to build a better foundation of the diffrent principles of real estate so any books or texts that you would recomend would be great.

If you had a real buyer lined up and were adding value to the transaction by connecting them to the motivated seller, then that would be different.

I bought my stuff cheap for cash, most over a decade ago.We still find distressed properties and motivated sellers willing to get rid of unwanted properties cheap that we fix up and rent out.I also use cash from my self directed IRA to also buy properties for cheap.

Today I got a text from one of my tenants saying she has had some breathing problems since moving in (2 months ago) and asked if I have ever done mold inspection.