I have already located a title company that is investor friendly and has no problem doing these transactions and already found a transactional lender who can help me.

He loves short-term transactions and will be there waiting next spring!  

There must be consideration for any RE transaction to be legal.  

You typically want homes that last sold at least 7-10 years ago because the equity in the homes will be greater, which makes it easier to get a transaction.

then when I get a pre sale I can do another start.go shopping for the construction loan first.. unless you have a pretty good track record and financial situation construction loans can be next to impossible to land.And any real estate attorney can wip this up for you for a few grand.... in my HML days I loved participation notes with my small builders.. worked great for me as a lender@Jay Hinrichs - with him as a newbie, you think it's okay for him to get into this kind of transaction?

It just depends on how you structure the transaction/contracts with the parties.  

In terms of market focus, I am working hard to facilitate transactions within the major metro areas of Los Angeles, Orange County, San Diego, SF Bay Area, Seattle, Las Vegas, Dallas Forth Worth, Austin, Houston, Atlanta, Tampa, Orlando and South Florida.  

Find a QI that does not commingle funds (we provide separate FDIC insured accounts for each transaction), holds an errors and omissions insurance policy, and is bonded.

If I do a cash transaction, I plan on refinancing later to pull my money out and invest on another property.

Graham -- There are tons of ways to structure these transactions, every state is a bit different.