I want to expose my capital to compound interest as efficiently as possible.

This would ensure you have no tax bill but the rules are tight and if you don't follow them to a T, it will be all for naught.

Its a significant penalty that ensures none of the deposit will be returned if the tenants bug out (i.e., don't give proper notice.)

The terms, I/O are okay in a commercial loan, but not a good idea unless you can pay it down for a loan at any time, don't think appreciation will get your LTV there.Make sure you run it by an attorney and ensure the "use of funds" remains for a commercial purpose. :)

See an attorney in your area to ensure what you do is customary in practice and lawful.

Yes, I generally like to provide consideration when I sign a contract to ensure that it is binding.

Its a good way to ensure that you will find a buyer.

I think you'll find it more efficient and profitable for a long term hold.

There are also community responsibility aspects that ensure you're allowed to stay in business.Next, understand too that RE, especially the internet, is full of promoters having motives to profit from mentoring, coaching, selling books, programs or other materials that are hyped in marketing products or services.

If you're worried about your job that's more the reason why you should be taking REI very seriously because it can help you weather the storm of a job loss provided that you buy right and run your properties efficiently (if you're going the buy and hold direction).