Who have turned out to be the syndicator's close friends.This guy is smart enough to keep his operations relatively small so the "agencies" seem not to have the resources to go after these small fish.https://www.cbsnews.com/losangeles/news/fbi-cracks-down-on-a...

Account Closed gave you great insight! 

Make sure your not buying on the wrong side of a city/school border and are using rent comparisons that might be geographically close but are really different renter markets(like buying in East Cleveland and using Cleveland Heights rents).  

It opened my eyes to the associated risk, closing escrow before the sale. 

Keep it close to home until you have experience. 

Reaching out to the BP community for  recommendations of tax and legal professionals close to my area specializing in real estate investing. 

If I wired them $4,200 then they would wire me back $210,000 within 48 hours with no scheduled closing to payoff existing loan.  

It would be a good idea to have an idea in mind of the price/sqft for the rehabs you have in mind, so you don't end up making offers on properties you can't close.

I give them cash for their equity and they show up to closing and sign a Deed and then they move.

You can use an assignment, or you can double-close using transactional funding.