QUESTION: Rehab financing strategy: Late 2012

[Michael Woodward]

I've been investing in real estate for most of the past 10 years. My strategy has always been to use cash to purchase distressed properties (rehab and sell). Some of the money came from a family member and the rest from a local bank (before the extinction of the unsecured line of credit). Right now I have several projects under way with the same family member investor but I want to do more deals than he can finance. I have NO other money available to do more deals which means I need cash to purchase the properties AND cash for remodeling. I've done a lot of research on alternative funding methods (subject-to, etc) and understand HOW they work but am wondering if they REALLY do work in today's market....i.e. is anyone in BiggerPockets actually using them right now with predictable and reliable success.

So my question is.....Given these parameters, what is the best method(s) for finding capitol to do more projects in todays market?

BiggerPockets is loaded with enormous talent, expertise, and experience. I appreciate any and all advice.