I could also really use some passive income because I have tax losses on a SFH that I can't take out of my regular income because of AGI limitations.I really appreciate any help, thanks so much.

Jim Ingersoll is local to me, he is in Richmond, VA and is about to roll out a nationwide coaching program.

So I now I am trying to find other sources that are similar or the same as his program that can help guide me.

There are a lot of banks that have a variety of programs and parameters.

You may want to contact your bank and find out about HARP , it's a govt program that if I recall correctly can eliminate the upside down amount on the mortgage .

Credit Improvement Program is necessary for Lease Option.

In other words, will they have equity in the company (sharing the profits and losses) or will they be loaning money to the company and not having an equity position?

These are more questions determine if you would even benefit from depreciation due to the passive loss rules.

Employee dishonesty would protect and owner against losses as a result of employee theft of client's monies.

I have gotten local banks before on commercial deals that were smaller in size to agree to pay 8% to 10% in some cases.The larger deals that would be a much harder sell because they have to answer to the investors on the loan and the commission being too high gets push back because the investors on the loan are taking such a hug loss to move it.Usually the sellers have no money to make up the total commission so the bank makes a demand and you say no and then after awhile the bank gives in and pays.