Seeking Loan Type Advice

[Bryan Buckingham]

I am a contractor and building new homes is my best margin in my area for me. Vacant lots are 400k to 1 Million in my area as well. My problem has been that I have only built one ground breaking to completion project in the past 3 years. Most new construction lenders require 2-3. Further, payments during construction are not preferred on my end. I have been looking into private money loans from individuals and that seems possible if I can find 4 or 5 investors at 100k. My inclination is that 100k investment and in 3 years repayment in full of 130k 8% reinvested yields. No payments. 

That being said there is a lot to private money and I would prefer a loan product that could work for me. Ideally these homes are converted to a DSCR in 3 years or the home is sold depending on rate environment. I need to purchase the vacant lot or get seller finance on it (funding covers down payment) then I need to fund the build at the same time (450k). I am looking at a purchase time 1 year from now so I have time to consider any options before then. Also I can likely Contribute up to 500k into the project myself but I would prefer less to retain liquidity incase of an investor needing to cash out.

If anyone here knows of a loan product or private loan program that fits my scenario please let me know. My interest 8% rate is an estimate of what I expect private money rates to be one year from now. I realize its a little low right now. 

[Robin Simon]

Think its going to be pretty difficult in the current environment to get a construction loan with no payments for 3 years, especially with limited completed projects recently - thats just way way too much risk for the lender.

However, there might be some good options that can fit most of what you are looking for - especially if looking to refi into a DSCR (multiple exit strategy options - which is always ideal)