.$188,000 at 2% 30 years (which is what a $700/mo. payment equals) for a property worth $165,000.Would you invest Your $188,000 in this?

Believe it or not, not all loan officers are created equal.

I have found out however that the auction company requires a cashier's check in the amount of $25,000 plus a personal check for the difference to equal 10% of the winning bid.

Otherwise you'll want to create an LLC for the two of you as equal partners, 'sell' the property to that LLC so you both have equal rights to it.

When your "savings" equals the price of a home Poof they deed it over to the "saver". 

But I've also been vetting another large-scale provider, which has no problem financing properties at 20% down and sells properties at or below market value and typically 5-10% below median home values in their neighborhoods.So I shared these concerns with this turnkey operator:"We understand the investments [your company] has made in service and efficiency, but all else being equal (which it largely appears to be), it's much easier to understand & move forward on properties that are at/below-market and allow us to get more leverage."

Financing:Loan of $18.5m, Purchaser deposits of $2.5mEquity - investor - $3mEquity Developer - $1mCosts:Land - $7mSoft costs - $6m (incurred equally every month)Hard costs - $12m (incurred equally every month during construction)Revenue:$31m one month after constructionWaterfall Structure:•Investor will contribute 75% of the equity and developer will contribute the remaining 25%•Equity will be returned as follows: (1) both partners will receive a return of their equity pari passu, (2) 50/50 until Investor receives an IRR return of 20%, (3) 40/60 in favour of developer thereafterThe loan bears interest at 4.25% per annumI'm having a hard time with this one :(

The only other option I'm aware of and you might want to explore is the IRS Rule 72(t) which allows you to take a Series of Substantially Equal Periodic Payments before 59 1/2 (again, discuss this with the expert, I'm not a CPA and this is not a tax advise). 

Some commercial property secured notes can justify higher interest rate if the cash flow is there and the venture is well managed just like a HMLBalloon payments- If it appears the borrower will not be able to refinance a balloon payment, most note investors will only by the payments leading up to the balloon or price as if the note continues to amortize out without the balloon.Property value must equal true/real market value.

Don't think about lead generation, think about building the brand which equals to leads.