Legally, if you are not under contract with either one, you are considered a customer.

If you are already a customer, it's different than if you are coming there simply for the loan.

Your potential customer base is larger.How much land are you talking about? 

The value is tied to your specific priorities (time/ quality/ customization).2. it’s hard to provide good budget numbers without knowing your project intimately.

I haven't found anything that will manage all of those streams out of the box without being super clunky and having to custom build out integrations. 

I asked them what they would charge their customers for the work done and it sounds like my A/C people are charging me the max rate.  

A title company's core function is a bit more black and white and would be more equal to all parties, the only part is their actual customer service, time to process, and costs that are associated.

Ever think about taking on customers for your "hand written" marketing?

The mgmt fees are typically 20-35% and for the cash flow they generate it is absolutely worth my time, but it is a business that requires someone to run it, manage it, handle customers, etc..  

By making a LLC for each deal, you can customize each deal for whatever friends and family are investing.