I now have a solid:Purchase AgreementAssignmentandSub-Assignment (for other wholesalers who I'll offer $X(ie: $5k) to help me find a buyer)I've worked hard getting these set up the way I want (to provide safety yet stay short and look aesthetically pleasing), but I feel like they're pretty solid,look good, and are concise.

It seems to me that the time you are wasting not wanting to pay an agent, is money down the drain.

I'd by 10 to 15 solid 3 bed 2 bath properties cash with 1 million.

Last summer I had a solid core door to a cement storage area under a front porch in a basement that rubbed on the new carpet.

What is the most annoying, time wasting, costly headache or issue you encounter in your day to day business as a private lender?

Sure, I may get a little north of 1% in my market, but it's STEADY (solid blue & white collar tenants with stable incomes/jobs).

You can always hire a licensed mortgage servicing company, which may be a waste of your money, and they have accounts setup already.If/when your borrowers apply for a new mortgage, that lender will check with you regarding their payment performance and history which will be taken into account.

I feel this a pretty solid deal, am I missing something?

Just a quick point... the 50% NOI calculation includes vacancy.Numbers seem solid and I agree with your cap expenditures though based on what I have read you would probably want to create an escrow/savings account as those expenses will come and that would put you in great position to deal with them.Not sure what the whole side deal is with your brother but the numbers seem to add up.

Tony, I think your only chance at finding a deal NOW is working with a broker who's already been farming for 2 years or to drive for dollars.I HATE driving for dollars because normally its a massive waste of my time.