Offer the note for as a down payment on the real estate you desire to own.same as #3, but ask the seller to take back some paper also (if not all of it) this is called "papering out"create a note again on one of your equities - sell the note for a cash discountmake an offer on the property you want subject to a 1031 exchange or subject to an outright sale of another propertyoffer one of your properties for sale with a deep discount (you'll have lots of interest) with an option to buy back in a few years (you get cash and have an option to buy your property back - buyer has your property and cash flow for a period of time plus a great yield on his investment)borrow on your home - use the proceed for cash flow real estatedon't buy - C O N T R O L  the property you want with a skinny contract of sale - with the right to market and possession if it is vacant (do a little work and improvements) offer it for sale at price that will give you a nice profit  - assign your contract for a profit.

Nice!  

It may sound nice to pay a 5% management fee but the extra fees can add up to be more than the other company that charges 10% with no add-on fees.

The nice guy (me) finishes last in this scenario.  

Nice to meet you all and happy investing!

This seems odd to me because in a perfect scenario you would get a HML to fund 100% of your deal with no money out of your pocket, rehab the house while paying your monthly interest payments to the HML, refi a few months later to pay them off but also cashing out and getting a nice chunk of cash?

Depending on where you are wanting to buy in Orlando there are still affordable options that can work out very nicely.

This isn't the only good market for what i'm doing, however i have made some nice connections and i feel the people i'm working with i can trust.

Allowing them the non-refundable fee would be a nice gesture since they will deal with the short-term issues, but ultimately you deal with long-term issues of having a pet in your property and should receive the majority of the monthly fees.

@Justin Eaton Nice!