To build it we went back to reference criteria of tenants we have had over the years that we would never rent to again along with finding common denominators when it came to issues we had so we can find ways to screen them out going forward.

This is not a common loan, and essentially allows you to use equity in that paid off home and repay it over the course of 20 years (if I remember correctly) and then it locks into a fully amortizing mortgage.  

However, the downside is that unless you are buying a distressed property or using creative finance, most banks are going to require you to put at least 15% down (but 20-25% is more common) for any investment property. 

Then, you can decide from there whether/if you have a good match.Just know that "big box brokers/agents" have lots more expenses than independents (licensees who may choose to go it on their own after at least 2 years in many states).As an investor, agent and A-type thinker, I like to use the concept of "Zero-based Budgeting" to build my business plan from the lowest common denominator, which is how much does it costs me to represent a buyer or seller and how much is reasonable for me to earn when I do it. 

In your experience is that common, what are your suspicions?

That being said, is your structure common - certainly. 

And unfortunately, lying is very common, and about everything.

Around me 2 Pts and 12 percent interest seems pretty common. was a answer to my question about typical interest to private lender . my question is when do I give the points is it before the private money is loaned or is it in the end when I cash them out? 

@Patrick Owens the most common issue with FSBO deals is the seller often thinks their property is worth a lot more than it actually is.

I was advised by my realtor and lawyer this is not commonly requested.