Just the facts, good and bad.Most realtors just "sell" regardless of what is good for the client, and most pick up on that quickly, especially investors.

Unfortunately it's not so simple.

It's hard for people to get their heads around this so I like to use a simple model.  

Simple.

I have access to private money but prior to tapping it I want to fully understand how to go about this in a way that is respectful to my friends,  simple and organized.1)  The house I'm looking at is $560,000 ;   With my credit score being a mess, should I just borrow the 20% down payment ($112,000) ?

They are simple as long as you aren't installing a fan on a ceiling that can't support the weight.This is probably not going to be your only house project.

Seems like a very simple transaction and I would kind of like to learn how to close myself so I may go that route. 

It’s pretty much as simple as that.

If you're considering a mentor I would try to not think about how much money they charge, do pros and cons of a few that you like (excluding $ amount), pick your favorite based on the value they bring, then factor in the money.

In Feb Auction we were able to pick 3 properties.