There are a lot of bad deals out there and you have to know how to separate the bad from the good in order to be sucessful.Most of the posts in these threads lack substance, telling the OP to simply partner with an experienced broker.Posts like:Hard money lending is mainly unregulated (in almost all states) if you deal with commercial deals.

The wholesale market is wild, unregulated and although I agree that someone who doesn't have a fair business practice would not survive for long, those bad apples effect the rest of the industry.Chris, if I thought that the person who offered me that property is doing something illegal or grossly unethical, I would exposed that person on this site.

They’re unsecured, unregulated, uninsured loans, right so what’s actually there to protect anyone? 

Depending on the State, the Divisions of RE and Mort Lending may now regulate otherwise unregulated areas such as this.Would anyone here like to tell us what to watch out for?

But by and large any decent (Katy, Cy Fair, Spring or other) school district the total hit on property tax is going to be 3%, or $4200/yr, $350/month.As homeowner's insurance is unregulated in TX we have the highest rates in the country.

You point is well taken however, this is an unregulated industry with horror stories well documented on this platform. 

But that's ok and unregulated....

Lots of unregulated good old boy hip pocket lenders out there, so take caution with predatory lending practices!

(To me, it sounds like the same thing any private Hard Money investor who offers loans to private loan brokers...unregulated.) 

We still have no full idea the extent of the defaults that can and will occur in the unregulated OTC derivatives market that banks and hedge funds have been playing with, which is estimated to be somewhere in the ballpark of $500 trillion.