Need an alternative exit strategy for potential $100K investment

[J. Gary]

I have a $100K line from a private lender I use on all my deals. Initially, I was going to go my typical route of buying/rehabbing a 2 unit building and selling it to a buyer, but there is a more significant opportunity in condos, where the return (and of course risk) is higher.

In my market (Chicago) you can buy already rehabbed condos for $30K and rent them for at least $900/mo. So instead of buying a 2 unit building for $100K and getting $1,800 a month- after a 2 month rehab, I can get 3 already rehabbed condos (in better areas) for about $100K and get $2,700 a month.

Here's the problem: My lender doesn't want to do a multiple condo deal because tighter conventional lending standards on condo sales (NOO and OO), will limit or prevent me from exiting the loan with a retail buyer.

I tried to justify to my lender why condos are a better investment (in my market) by stating that, though the exit risk is greater, due to tighter lending standards, I can also flip the condos to cash buyers way easier for $30K - $50K a pop than I could an entire 2 unit building priced at $100K+ (in a worse neighborhood). They weren't budging.

I'm aware of the condo related risks, (HOA fee increases, buidling NOO ownership rate, etc.) and have concluded that, under "conservative and reasonable circumstances", the reward will justify the additional risk exposure.

My Question: What alternative strategies do you think I can use to pull my lender out aside from a retail sale using conventional financing? Personal circumstances restrict a refi in my name.

Thanks!

[Will Barnard]

Originally posted by J. Gary:

The most obvious I suppose is to find another lender, but we all know those are few and far between.

I would not go so far to say that. Fining private lenders takes work, but also comes easier with experience. The more performance history you have, the easier it becomes. I would be always looking for additional lenders. Find another, do the very same deal, and document it. Then go back to your other lender and show them the proof is in the pudding!