@Joel Brown  It is relatively easily cleaned up. 

Finishes that look clean and clean easily are worth the money every time.

I could see adding a few more properties easily under what I am currently using. 

It seems this whole thing could be automated with little to no administrative costs, and any costs that are incurred can easily be offset by revenue from fines.

I guarantee that every rehabber we know just wishes they had your problem, Jim.Run the numbers and you should easily see that profit splits with private investors are almost never in your financial interest, compared to a private/hard money loan, especially if it's a 50/50 split.

The cost associated with using an agent can easily be recouped through good negotiations.  

Particularly in one’s own real estate market, where one is comfortable with values in general, a trust deed investor can easily spot a real estate transaction that makes sense to lend on.

With your budget you should easily be able to find a place with you paying half. 

You could easily make more returns with a model that is more aggressive.

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