I'm confused. Your profile says that you are a home buyer and you have investors looking to invest. It sounds as if you are acting as a real estate agent without a license. Because of the 55% LTV comment, I'm guessing you are trying to do the Carlton Sheets type stuff. You need to be very careful not to break the law and practice without a license. Real estate is a great way to make money, but it is also a great way to lose money. Make sure your budget includes a really good real estate attorney.