I'm curious as to others are doing.

I know you can use hard money, traditional lenders, private money ECT.

But I want some input on which route to take. I've got some rentals under my belt, I'm an active agent .. and I'm looking at deals daily.

I'm at the point where I'm ready to pull the trigger here on multiple deals that have come across the board. only problem is I'm out of capital. I've purchased 9 units in the past 7 months through 3 different properties. The first was a duplex off the MLS and then a 3 and 4 family I bought privately.

All running and operating- bringing in some decent cashflow. I have some money sitting around $30-40k. But Id rather not touch that just to have some security in the event I have some major problems come up.

If you were me.. what would you do.

I'm networking daily, looking to JV with guys out here doing what I want to do already. But I'm trying to wrap my head around a way to get myself in the deal. I'm bringing the deal, I'm willing to organize it. From acquisition to exit and everything in between. would you simply just start asking others to invest in you? how would you structure it? would it be more simple to go get a HML?

Here is a deal I'm currently looking at:

Duplex listed at $500k ( yes, Fairfield county is nuts ) its in Fairfield CT in a highly Desirable area within walking distance to the beach.

ARV- $600k PER SIDE- very good condition

Construction cost: $300K ( total remodel plus adding an additional bathroom to each unit )

so all in for 800k- would still make a pretty penny. How, if you weren't willing to bring the capital would you fund this deal.

Short and sweet question- how the heck do I raise some money without having the lengthiest track record?

Any insight would be great. look Forward to some responses