If you feel you must pay a commission, go with a limited service listing company that will put you on MLS, but with a promise that you will pay the selling agent a co-broke fee.

They aren't illegal, but they come with numerous very specific and strenuous parameters to keep from being classified as an executory contract (contract for deed) in Texas, and as an executory contract, be liable for some extreme penalties (up to $250 per day liability from the day of sale).Now you can do 1 lease option per year and not have to worry about being liable for more than $100 per infraction, which at the most would be about $1,000.

Which isnt bad money but, who would ever want to reach there potential, the sky is the limit in real estate.

Currently, the maximum penalty that can be imposed on lenders is $6,500 for each violation, up to a limit of $1.25 million for all violations committed during any one-year period.

The contribution limits are $4000 per year right now.

So, for those of you that go that route for financing, I was wondering what lenders you use, location aside, although I am mainly looking for but not limited to FL and CA funding.

justinsdilemma,If you're going to run a sizable rental property business, you will almost certainly hold your properties in LLCs (limited liability companies).

Paying their overhead AND letting them further dip into my commissions they really had no part in procuring has finally got to me.I have a desire to go on my own and start a small scale brokerage specializing in limited service (flat fee listings).

Purchase loans are prefered...cash out is limited for refis.

Did you know there's a way you can 1031 exchange a syndicated deal even if not all of the limited partners want to keep their money in the deal?