My humble advice to anyone attempting to do creative finance is:Creative finance is for experienced investors who have access to capital if anything goes wrong.Learn the lawsDon't use a contract "off the internet", laws vary by state and are also regulated on a federal levelLearn the financing techniques correctlyDon’t skip parts of the processDon’t ever do a “kitchen table” closingUse the proper deedAn attorney can help you with the legal work, but the rest you are on your ownYour guru will not bail you out“Investing” in someone else’s deal by providing a small 2nd loan so the “investor” can pay for “cash to the seller” and for “closing costs” so he can do the deal is a very bad planKnow what problems can ariseLearn the responses and solutions to problems before they are neededKnow everything there is to know about Title and what that meansKnow who a "protected class" individual isLearn the "back doors"Learn human natureUnderstand timelinesUnderstand regulation enforcement (some of these "mistakes" have a 10 year statue of limitations ( they can charge you 10 years AFTER you do the transaction) and carry hefty fines and possible imprisonmentThe court doesn't accept "I didn't know" for an answer"Know that the source of the lead plays a serious role in some states and federallyKnow how much of a "profit" pushes the boundaries to invite an investigationYou can be sued by the seller if you don’t do things correctlyYou are automatically at fault if an investigator or attorney or regulator gets involved.

Think abundance,Shoot me a DM if you want a second set of eyes on it.

I’m fairly new to the investing side of real estate and recently started getting involved in wholesaling and off-market deals.Right now, my main focus is learning how experienced investors think.

You could eye ball how much a square of the house will be using Google Earth, and then most home pitches are 5/12 – 6/12.

Goals:Duplex or small multifamilyBudget up to ~$480k (prefer Lower)$200–$400+ cash flowBuy & hold, long-term rentalNear hospitals/jobs, low crime, public transportation Markets I’m eyeing: Allentown, Lancaster, open to other cash-flow-friendly PA areas.Looking for: Honest insights on neighborhoods/submarkets that meet these criteria.

I'm not doing too much in Florida these days, just lightly involved (hands off as an LP) in a multifamily property in Jacksonville. 

We’ve been doing this in Tampa for 20+ years and are known for very conservative, real-world ARVs and pricing.Happy to help if you want a second set of eyes from a team that focuses on accuracy, not hype.

.- We are actively involved in transactions and see where prices ultimately land because we represent both buyers and sellers.- There is an increase in off-market inventory being marketed.

The IRS expects regular, continuous, and substantial involvement, not just cashing checks and answering a few messages.

I need to understand what is happening in the borrowers' lives if I can...particularly if there is delinquency involved.