@Roy LhanieI buy and hold in The Woodlands/Montgomery county but due to higher tax rates, choose to stay out of Harris county except for flipping - feel free to call/email and I will discuss the market at length 

I doubt you would have ignored the red flags if you had numerous deals on your plate at the time to choose from.

Good Luck with whatever you choose, and hope to hear nothing but success from you in the future!

@Dev Horn has a great video called the rule of 7.  

Dave, you are not learning how to value real estate in the investing podcasts, videos, books or other materials unless appraisal techniques are taught and I'd really be surprised if they mention or go past mentioning the three approaches to value.The computations to find the ARV are out there, but that doesn't give you the assessment of the valuation in your market. 

I like everything to be automatic and to protect all parties; only win-win baby.You could choose to wrap your own conventional residential loan but that clearly violates loan convenants and potentially puts you in the bulls eye of your lender to foreclose, even though unlikely. 

I don't know what your intentions are but know that there is good risk and there is bad risk, choose wisely.

Is the fee on #7 waived if the investor choose your company to do the work?  

Tony Robbins has a good youtube video on Rapport. 

I was in a very similar situation about 10 years ago, I wound up choosing to get my license and become an agent.