Now, no more non-exclusive on buyer agency.

Maybe no more than $30,000 altogether including purchase and rehab.

Thanks for the "no more than 20%" recommendation!  

He will no longer deal with the title company and this lawyer so I have chosen to seek a new attorney based title company to be sure no more legal issues arise to delay this further since the family member will sign but not to these people.

After that it's all commercial, no more 30 yr fixed. 

You'll get all the cash flow and all the equity that accrues over time and you'll be doing no more work than you would by forming a partnership with your client....?

If a tenant is substantially under market, I may exceed that 5% mark but probably raise it by no more than maybe 10% max.

So offering an 80/20 1st lien position for 12% interest only payments has been very well received so far.Even if you're not in a city like Denver, there is trillions of dollars out there in stagnant IRA funds collecting no more than 1% interest so I don't think it would be a problem for you to find someone willing to make 6% 8% 10% or 12% on their money, and have it secured by real estate!

One caveat to know is that I can only offer the full listing price of the home, no more and no less.When my HUD-broker is submitting a bid for a property, HUD automatically prefills box 6b that pays HUD's listing agent for the property at a 3% commission, however I can elect to remove the responsibility of HUD in box 6a to pay my listing broker by assuming that payment out of pocket. 

I paid for some online searches and what I got is no more info than Zillow and County Assessor site.