I had an offer accepted that was 5K less than another buyer because the seller didn't want to wait 30 days for the other guy to secure a mortgage.The risk to me is low- I don't wait the 6 months because my rehabs are actually pretty low in cost (mostly cosmetic) so I'm good with refinancing 75% of the purchase price. 

    Since your new, and don't even know if you can secure financing .. go ahead and put a mortgage contingency with 2-3 weeks.  99% of the time the banks only care about the net purchase price, not the financing type if it means more money.  

@Greg WempeI sent out emails to our securities attorney, real estate attorney, and an attorney on our Advisory Board this evening to see if they knew anyone.  

It may not be if you've got regular W-2 income that brings you close to the social security limit or if you want to contribute the maximum amount to a SEP.  

@Wade Alderson,You're not offering any security.

Considering they all have the same term of 12-18 months, and a projected net profit of 1.5x equity multiple, (a $1MM project, with a $1.5MM ARV) which would you rather:-Debt securities, secured by the property, monthly returns, typically at a higher rate, no accrued returns or profit sharing; or,-Preferred equity, higher risk, quarterly returns at a lower current rate, with a set accrued return which brings your total returns higher than would be with debt; or,-Common equity, highest risk, quarterly returns similar to preferred equity, profit sharing upon sale or refinancing the property based on your % equity ownership.Also, any additional information you're willing to share would be great such as the type of deals you've invested in and the performance/results of those investments, especially if they influenced your decision.

So the fruits of that is that I can live in a $1.5 mil home with a low mortgage payment and property tax bill (thanks again prop 13 :)With prime real estate your income flow is much more secure.

It is unlikely that a novice borrower with poor credit will be able to secure a loan if they do not bring some of their own funds to the project.

And how out of the box did he "they" go to secure funding to continue growing?

Although prices are bonkers, there is no new supply (a few Soleil Homes coming on line, but ERS and Haymeadow don't seem to be moving forward), so I believe that, locally at least, there is nothing to burst this bubble.