Will the seller carry a note on it for a while so you can fix it up a bit and hold it for 6 months at least?

Just have your investor carry a note on the property with payments or accruing interest that will be paid back when you sell.

The general is a rule allowing up to $25,000 of active participation(see below) rental real estate losses as a deduction against nonpassive income meaning you dont have to carry them forward.

I started a beta project in Tarrant County TX to see how much of my quest could be completed.Step 1 Collect every Parcel ID in the county.Step 2 Standardize every address and owner nameStep 3 Crack LLC's to find rep/owner/manager Step 4 Create relationships between owners and properties (how many properties they own) Step 5 Gather Delinquent Tax roll filter and apply to ownerStep 6 Run Vacancy status on every valid parcel addressStep 7 Collect all "pain causing" court cases daily and scrub for owners addressStep 8 House all court records that match owners.Step 9 Create a SellScore that displays current and historical court casesStep 10 Make filters for all data to be sorted in cloud and downloaded if neededStep 11 Data append phone,email and daily update of owners that have court casesI think this covers the most common list.VacantAbsenteeTax DelinquentLiensEvictionDivorceProbate  The end result will output 2 csv files dailyownername,owneraddress,propertyaddress,caseType,TotalProperties,#Vacants,TotalTaxDel,SellScore,DivorceY/N,ProbateY/N,#Evictions,phone1,phone2,phone3,email2nd file- Just phone formated for RVM or Text uploadWhat other information would you add to create your perfect prospecting?  

OWNERSHIP seller finance tools are:Subject to - getting the deed and leaving existing finance in play - you own it 'subject to' the existing financingWrap - getting the deed by establishing a new note and deed of trust from Seller to new buyer/investor, and leaving existing loan(existing note and deed of trust) in play , but by Wrapping it with a new note and deed of trust.Straight Seller Carry - getting the deed by establishing a new note and deed of trust from seller to new buyer/investor, and it's exactly like WRAP, except seller is free and clear.   

On the other hand if they’re truly good and honest then business will be there and reputation will carry them to unprecedented levels of success. 

How long can PALs be carried forward? 

. $100000 purchase price, Owner carry $90000.

It is a win-win and I think is a solid way to go.If you don't want a partner, maybe just make it a debt agreement where your private money lender carries a 2nd mortgage against the properties while the commercial lender carries the first?

Your direct compensation would cover the effort to bring the deal together and then a management fee for the on-going work.Then you just determine how to split the profit. 50/50 may seem unreasonable if they front all the money and carry all the risk of loss and you're already being compensated for your work.