I fund their deals 100% they make money I charge nothing up front I only make money when they make money we get paid the same day off of the HUDs..

This will cost you money on the back end.

I have a 401k/457 sitting there as stagnant money in NYC.

Most hard money Lenders can't give you final approval without the property because they do an analysis to determine what their risk is. 

Here’s the bottom line; unless the deal is VERY large, or the sponsor is going to syndicate a large number of deals, the investor will make more money purchasing the property theirselves with a option low to moderate interest rate loan.  

To make real money in this business requires busting ***.

.- they all get paid whether he makes money or not.So, what's your point?

It kinda makes it FUN.  

Hi Kevin,It looks like you have some money saved, that's fantastic.

This is a good opportunity in a strong market, and with your excellent credit and HELOC funds, you’re in a great position to make this project happen.