I bet you can find a small brokerage that will charge you a flat transaction fee plus a small monthly charge that will cover your E&O and mls access.

The thing with renting, no one is a sure fire bet.

As is the property should still be cash flow positive after accessing the funds so my best bet is to spend the time looking for a deal while getting the finances ready.Thank you all for the advice!

For now, i am just betting on house value appreciation.  

And, if you comingle funds, like buying a car for your personal use, you'll need to adjust that loan basis.

@Jason Evans A contact I made when I first moved to this area who is VP of a local bank and also an investor with around 40 rental properties advised me that anything within a 10-mile radius of the Bulls stadium and Tobacco District is a safe bet regardless of what it looks like now.

Start picking campaigns and adjust accordingly.

If you are developing your track record, hard money may be your best bet until you have a really solid record.

You could adjust the value of the monthly rent to pay for the TIs.You could also give them a lease option.  

They also probably offset the cost of the warranty by charging a significant premium for the work they did to get this note re-performing.Their warranty also states that they can replace your note with an equivalent note so if one fails and they don't want or have the money to give you your principal back they can just give you another note and buy themselves more time.Their business is also growing at a fast pace and they are betting the growth will offset any losses(low chance of them losing though after the premium, low volume of performing notes, and ability to replace notes) and the warranty helps grow it faster.This is how their warranty makes sense to me.