Usually it's because an owner didn't take our security advice or waited to long to approve and/or send funds.

I would invest in a fund or find partners in place that are growing. 

Also I'm fully funding the deal with personal CASH.

You have to make payments on the borrowed funds, which is then deducted from the money you are making on the investment.

As the Guardian Fund LLC bankruptcy continues, we have been getting several calls regarding properties that owners are just now figuring out are titled in their trusts.

For those with limited funds, starting your journey through wholesaling, can be a smart move.

Unless you need those funds right now, with a property manager you have what I describe as a win win.

Cashing out $400k and throwing it in an index fund is a viable option as well.

. —- Again I’m not saying you have to do these things; it all depends what type of investor you are and what you are looking for however it is important to understand that if you shift the responsibility of either identifying the invest property or managing or any other aspect there WILL be a trade off — in this case the turnkey company has delivered on your goal of 8-9% ROI (projected... so TBC) and in return you have traded some of the other benefits of investing in RE for the convenience of not having to do much more than to look over the properties they have sent you and funding it from the comfort of your home, office, etc. ... again if this is the goal then you are on point but if the goal is to also partake in ALL of the other benefits of RE then you should understand that and not be surprised that it’s not a ‘stellar’ investment that checks all the boxes.

The goal is to keep these for rentals.I currently own the land personally and am funding the builds with a combination of HELOC and cash - no bank debt tied to these properties specifically.