other wise they are going to go with the builders and flippers they know perform..if your just buying for rental purposes that's a little different of course..  

In my experience, closing attorneys close on time about 50% of the time, and everybody sort of expects this bad performance from them. 

You don’t have to deal with tenants, toilets or termites on performing notes.

This would be the most secure option. 

I read in some books and posts that you need to secure a loan before making an offer so that you'd be ready to pay if your offer is accepted.However, Brandon Turner in his webinars and videos encourages us to make as many offer as possible after working out the right numbers using the BP calculators.

Congrats on getting this deal Harsh.First things first, you should be talking to your attorney and your CPA for legal and tax advise on how to best structure your deal according to what you agree with your partners.That being said, the structure of a deal can take many different shapes and forms and it will vary according to the type of involvement the partners will have in the deal.Are you in charge of putting together the deal, securing debt, managing the operations?

In order for my strategy to work though, I need to be able to secure the correct first deal: Value add 5-Unit under $500kThe goal would be to force appreciation, elevate cap rate, and flip the building to another investor.

I have a rapidly growing portfolio of performing notes and liked your suggestion of collateral assignment of mortgage to free up capital. 1.Could you recommend any banks, funds , or institutions who would be interest in providing capital with this collateral ?

If the Sellers Agent ends up working with both the Buyer and Seller then they are now performing as a Dual Agent and will need to disclose to both parties and would need to be impartial throughout the negotiation.

Find out what type of assessments they have performed in the last three years.