But for all the programs out there seems to me this one for 1,500 would be worth it you know there are going to be others who are probably in good positions to buy this stuff so that means they have ability financially and business wise.compared to say a wholesaling seminar which is the how to get rich quick with no money crowd.. or the fix and flip seminars.. which are a mixed bag of capable folks and dreamers.

Also, pay all of your bills on time every month.Step 8: Offer to help another real estate investor do anything they need in return for mentoring you.Step 9: Listen to positive people daily who are motivating.

Do you think a hard money loan is feasible if the seller is in first position holding the note?

That may or may not be possible, depending on your negotiating position.

Some of the materials we choose and asked him to pick up (such as flooring) he replaced with low quality materials, I assume to keep more of our money for himself.

Well, I’m not positive.

We gave them first position so the loan is for $184k on a house worth $230k.

If you buy in higher quality areas (higher income, credit score), you’re less likely to need to evict.

Having a single Illinois IRA LLC and just getting quality landlord insurance would also likely be a fine option and would be simpler to manage. 

In spite of what some think, you don't lose your principal due to usury, though you can easily lose everything from foreclosure.You are not in a position to be greedy, Renee, and it's probably too late to modify your note.