Commercial Deal Structure

[Clay Manship]

Hey All-

I am looking to structure a deal. If I am looking to purchase a $500,000 property, and need to raise $125,000 for the equity component from private investors (at 75% LTV), how do I entice investors without promising them any sort of collateral? The bank will obviously have the 1st mortgage position on the subject property.

The same can be said for my residential strategy: I would like to raise $50,000 in equity from private investors to use as down payments on 7 different single family homes. How do I entice the investor to invest capital given that they will have no recourse on the property?

I know that there must be an easy answer here, and I love hearing how different people structure different deals. Please give me a detailed idea as to what you would recommend. Thanks in advance--looking forward to hearing from everyone.