How to Structure the Deal to Protect Your $20KIf you’re willing to cover the $20K arrears, here’s how to protect yourself:Option 1: Secure Your Funds with a Lien or Escrow AgreementUse an escrow account: Deposit the $20K into escrow with clear terms—if the assumption is denied, the funds return to you.Record a promissory note & lien: If the deal falls through, this would give you a legal claim against the property to recover your funds.Option 2: Sub-To + Wrap While You AssumeSubject-to deal: Take over the existing loan payments before assumption approval, securing control.Escrowed deed transfer: The seller signs the deed into escrow only to be recorded after assumption approval, ensuring they can’t back out.Lease option fallback: If the assumption is denied, consider a lease option agreement until another solution is found.Option 3: Negotiate a Seller Financing HybridAsk the seller to carry a small second note for the $60K equity gap at favorable terms.Use your $20K as a down payment, structured as a secured loan against the property.3.

I did check county records for the land value."2.

Beginning this year I am trying to be on top of recording and documenting everything related to my real estates.

BookkeepersRole:Bookkeepers are responsible for keeping track of the day-to-day financial transactions of a business.Responsibilities:•Recording income and expenses (sales, payroll, bills, etc.)

I'd be surprised that you couldn't find several HML with that record, assuming you haven't defaulted.

Most hard money lenders will want to know about your track record - if you have no experience, partnering with someone who has a track record will likely be an easier path to approval (and likely higher leverage) than applying by yourself. 

By electing QBI safe harbor, you ensure that your rental activities qualify as a trade or business under §199A, provided you meet the 250-hour material participation rule and maintain proper records.

However, after reviewing our records, we couldn't find any history of you investing in any of our deals.

Let's say you start a foreclosure on a vacant house in Alabama worth exactly $50,000 as is, whose owners of record are dead, and whose true owners are ten heirs who live out of state and don't like each other very much and are not savy real estate investors.

Whoever gives me the most business and has an excellent close record will first be presented with off-market opportunities.