Where to find gap funds?

[John Keane]

I would say I have 5 people in my network that would be interested/capable of investing at this scale, and I am starting by reaching out to those individuals.  However, in the off chance that I am not able to cover my gap funds (est. $200-$300K) from that small circle, how would you recommend I start branching out? Obviously I can start pitching every person I come across, but my goal with this post is to be as efficient and particular as possible with who I contact.

Context: This is for a single family flip in the San Diego market. I have not selected a specific property yet, but want to at least identify my potential investors. I have a hard money lender established to cover 80% of the purchase and 100% of the rehab, so my capital partners would be covering:

• 20% of the purchase price
• Range of $30,000-$50,000 cost of capital
• 25% of the renovation budget (to kickstart the project while waiting for reimbursements)
• $25,000 contingency pad

Any tips would be great, and if you happen to be interested yourself I can send you more details. The structure would be a 75/25 profit split with projected returns of 10-15% on your money in 4-5 months.