Marie, Regarding your question about the 10% requirement: Although we're not sure how that applies to we that are licensees, I don't believe it applies to you as just a non-licensed borrower in a purely non-advisory non client-professional relationship with the borrower -no more than the private lender has to look out for you, and whether the loan is appropriate to your financial circumstance.With respect to the 10%, if that requirement exists, it's big for licensees if they're covered by it and if David's understanding of it correct

However, there is a method for tweaking an eBay posting…The goal is to post the property in eBay’s book section, which would cost no more than $10 a month.

Any loan is going to be made on the basis of LTV, it's just a matter of how the "V" is established.In a typical bank loan, V is considered the lower of purchase price or appraisal, where the appraisal is completed on an "as is" basis (no assumed repairs).In a hard money loan (or occasionally a rehab loan with a bank, but these are getting very scarce), V will be based on a "subject to" appraisal, or what the home will be worth when renovated in a manner to bring it into the top tier of condition for that retail market.Hard money lenders might use the expression Loan-to-Cost (LTC) as well, which reflects the total investment that will be made in the property (purchase price + rehab costs).So a hard money lender might say "we'll loan up to 65% ARV, but no more than 90% LTV/LTC".

Learned a lot, however no more and slower than YOU CAN by browsing the Amazon and other used RE book sites for this same information on the cheap. 

No more moratorium.  

This land is zoned for 8 THs per acre so estimate to have no more than 12-16 units.- will we have to subdivide the land during development?

And suddenly, just like that, this ain't a kosher conversation no more...thanks, guys!

I offer 2.5% to the buyers agent and my agent takes a max of 2.5% and often 2% so my resale costs are no more than 5%.

We're on track to clear $15k-$20k after all costs (except taxes on profit at year end) IF there are no more surprises.

However, at 71 I'm looking for more passive income and no more in the trench stuff.