Can I Get One Foot In The Door? ("TL;DR")

[Nathan B.]

Hello,

I am not new to real estate investing, or construction.  I have been mentored by watching and helping gut commercial buildings, houses, and rebuild them.  I have done this for the past 5-6 years.  Ive learned a lot, about the paperwork, construction, building code, and etc. 

Though, I have not ever had my own investment in my name. Nor, have I've had the money to do anything with. Regrettably, I have even created really poor credit. I am just being brutally honest. 

However, I am really investor minded.  I've studied books of business, stocks, real estate my whole life.  Really a hidden gem of a raw investment opportunity. Well, that is what I'd like to think about myself.

I am posting here, because I know they are private lenders, investment bankers, and lending professionals all around this forum.  I am being upfront about my situation, and honest.  

I really, really, really love real estate.  Going to view a ran down houses that was built 1900. That will require tons of demo and walls opened up really excites me.  The uglier the more exciting. I also, love the fact that real estate investing adds great value to a community. 

I am nearly flat broke, poor credit, but I have the knowledge to create amazingly designed houses with open floor plans.  Weird and counterintuitive, I know right? 

Ive always wanted to build big modern designs on the cheap. Such as, double headed walkin showers. I can do a lot of the work on my own, and act as an general contractor on existing residential properties.  I love the new modern design of building table tops around washer and dryers.  Then, gutting the upstairs master bedroom floor for laundry chutes leading to the utility room tables.  I know paperwork, of getting permits, plans, and approvals based on code.  Ive seen houses fully gutted and rebuilt.  Moved stairways, cut rafters, and joined or replaced. Building soffits around over hanging items.  Even, understanding of the main beams load to have columns stacked to keep weight transfered. ( tho, ill let the architecture worry about this at all times). Understanding, about neutral colors and flat paints. How you never put a cabinet above the sink, and how islands have electrical outlets part of code.  How framing is 16" inches apart.  I am just displaying a little knowledge that i have learnt about the real estate world. 

Though, I feel like I will never get a chance to do what I love.  I have looked, looked, and keep getting the answer no for 100% hard money loans. I understand about skin in the game, but ive seen 100% hml's personally. I know, it does exist. 

I was wondering in this small world, if I could get lucky enough to build a relationship with a real lender that is flexible in my situation.  I can find reo properties for 20-30% ltv's.  And, with the sweat equity I can put in.  Well, I can save a lot of money, and have things looking amazing.  Ive got pictures of past projects.

I would even be willing to work out a specialized loan in the favor of lenders. Such as, HML + Profit sharing on the first deals or two. Idk, the numbers are there and i really love this game, and would do it for free, if someone would let me.

Thank you to the bigger pockets site and community. Sorry, for the SUPER LONG "TL;DR".

Thanks,

Nathan