JV is a joint venture with another investor.

That might leave your current agent out in the cold if he usually does your listings so maybe they do a joint listing and split a 4% commission and you pay the buyers agent 2.5-3%.If you are holding it as a rental maybe agree to hire the listing agent as property manager, or just pay them direct on a note with 12 payments starting 6 months after you close.Just a few ideas, play with the numbers and see what you come up with.  

We have one in Oceanside and it might be a great place to find your first property or joint venture with someone who needs a guy with your skills.

You should have a healthy buyers list.Two Great reads, I bought both J.

Then there are "earthbag" homes built from bags of dirt stacked up with the joints  plastered with some kind of stuccco product--evidently you dig dirt out of your lot, put it in a bag and stack it, so your house shell is free.  

At that point contribution from your W2 income is no longer necessary, although it will grow the equity position of the business and support healthy growth.Dept pay down will accelerate over time and start to pick up after about 5 years on a 30 year note.

Plus, I think for you, it's probably healthy for your agents to know they have competition for your business. 

The way you are talking about lending is what is typically referred to as Joint Venture Lending or "JV".

That's why it's risky and why he should get a higher rate than the 1st lienholder.Have you considered doing a joint venture with him?

You can use any entity and partner through that entity, various Trusts, corporations, your tax positions matter.I suggest you begin studying general business entities, joint venture partnerships, general and limited, LLCs, etc. as each carries different liability assumptions, accounting and responsibilities of the parties.