These large professional sponsors have mature deal flow pipelines; so, it has been an intentional strategy to generate deal flow for me in a market where others are having a tough time finding properties that meet their criteria.It was a lot of work leading up to this stage, even vetting the passive syndication strategy.

I would try just creating leads outside of the norm (away from the MLS).

About 8 of them seem like good wholesale leads that I have been working on.

Once they intercept the client, they sell the lead to MULTIPLE agents. 

But lease it, it's a business expense.Lead generation. 

If you buy cheap houses you will deal with more dumb people which leads to more dumb stuff like this. 

Taking a LOAN against your 401k would probably not generate tax implications. 

I used to not keep a board up but now with running marketing campaigns, juggling leads, and managing flip properties; I feel like I have to have one.

However, once a GC dug deeper for a bid, discovered stucco issues made worse by lead paint, potential roof issues, electrical upgrades needed to at least the panel and connection from street, and added the cost of plaster and lathe demo as opposed to drywall, the rehab estimate came out to $85-90k.

He's the brains, lead generator, agent, and property manager of the operation (I trust him completely, he's a rock star), I'm basically providing the money.