California is NOT one of those states that exempts this type of lending.. there might be a small carve out for a few loans a year privately done but if you hold yourself out as a lender your need a license.

Can you get somebody transferring in to rent the house for their 2-3 year tour? 

@Kevin Omoaka,HiI sent you a private message for the discount code.

I haven't been expanding my business with LMHA since the end of 2016 per my posts above so I don't know exactly what changed, but I expect the outsourcing of inspections to private industry + some executive level leadership + replacement of staff with new faces excited to serve the needs of HUD/Landlords/Those In Need has resulted in an agency I will develop more business with.The HCVP will always be a double edged sword for landlords (See Section 8 Bible discussion) but for now I have discovered it is finally worth the effort to participate in the program.I specialize in Toledo's transition neighborhoods, discounted houses on the edge of nicer areas but also on the edge of trash...the Section 8 program allows me to get long-term tenants who are a good business model provided they are consistently managed and visited/inspected for additional "visitors" (relatives and random dogs/cats) and damage/housekeeping which can destroy a home if left unchecked.You need to know the rules, repair and renovate for long-term durability, prepare for inspections thoroughly and keep a team of contractors who will hold those standards...after 8 years we have been through a hundred inspections.

Quote from @Steve Hiltabiddle: Hey Lenders,  I'm going through my first default process on a private loan for an investment property and I've done so with the assistance of an Attorney. 

Hi Terry, I messaged you privately, but yes, it's been hard to get good help. 

If you want to JV your wholesale deals you want to do it with someone you know, like, and trust over time and have met in person.There’s nothing more wasteful and inefficient (in the private sector) than financial intermediaries engaging in a “daisy chain” to try to close “undoable” deals.

Quote from @Austin Schubert: Quote from @Chris Seveney: Quote from @Austin Schubert: Would anyone have a sample template of a proposal that you've used in the past that goes over how your structure a deal with a private money individual? 

We provide high-quality photos and a virtual tour with room measurements.

I would either use HML, Private Money, or partners if you are looking for help on financing these types of deals and building a business.