I might loop in my family as well and perform their deals but that is it - this would not be a full-time job or anything.

And I could repeat that performance over and over and over again.Part of my last statement is to demonstrate that I'm in the midwest and I could get those results for a private money lender doing my own deals and if you want to be a property owner you could do the same thing.

After one year, or long enough to show future investors that the numbers DO actually perform, open the opportunity up for investors as a second mortgage (in the amount of the 20%) and provide them a fixed return (8-10%), after of course running the numbers to ensure it still cash flows with this second mortgage.  

If you are the buyer, show them the money.If you are trying to act as an unlicensed intermediary, find someone who can perform and take a referral fee.Realtor has a commission on the line and this is not their first rodeo, I guess.

I might loop in my family as well and perform their deals but that is it - this would not be a full-time job or anything.

the real question is do I become a landlord using strict investment strategies (low price multi units that can cash flow on average at least $1000 a month) or invest in performing notes.

Don't feel as though I owe you any explanations but for the benefit of others who may read your rather brash and unwarranted reply it goes something like this.I started as a general contractor in 1986 doing rehabs and retrofitting on MH's and due to some of the trades I was performing on them was required to get a MH contractors license as well.

As a Broker for 20+ years, I would be inclined to work with a wholesaler in that regard for several reasons :-I wouldn't want to gain the reputation as a Broker whose Buyer(Wholesaler) does not perform-Typically when a buyer makes an offer on a MLS listing, the other Broker/Agent is going to ask for proof of funds and with the model I described above, many will provide fake internet proof of funds and again bring my integrity into question-Wholesalers using the model above are going to be marketing the property from the MLS while it is under contract which again could bring my integrity into questionFor example : While I am a Broker, I primarily flip houses and purchase many HUD homes per month. 

Much focus is on getting notes to re-perform, but this better suits my current business.I'm looking at a basic one in my home state, BPO of $29k, $11k purchase price on vacant 1st lien NPN.

What would be the best way to go with if my experience is only self-performing contractor?