@Jean-marc CabrolI am a retired tax attorney and I like to invest in real estate funds but I was suspicious of Equity Build offer and structure I invested in another company that paid 8% fixed with no fees - the principal and manager teaches real estate and has done deals from high end San Francisco to mixed use in Puerto Rico to small turnkey homes in Midwest etc His diversification by market and by type of property is what attracted me My money has been cross collateralized against all the fund’s assets You can private message me I can tell you about that company because they have been up and running for 10 years or just look for a similar company where youvtruly get to meet and know the owner

HELOC's can be a great tool when investing in real estate but be careful of tying up your line as a down payment on properties and essentially 100% financing them using other properties as collateral.

SDIRAs can make loans with real property as the collateral - that would be the "investment".

Honestly in any case, you should have skin in the game before an investor decides to go with you. or you better have a lot of assets in your name that can be used as collateral if you want to go the no money down route.

@Ryan Herald, Are you open to doing a 1st position note on one or more of your other properties as collateral for the 300K?

It would be great if we could somehow use the collateral of the 18acres to invest in the duplex.

We mostly stick to single fams right now, and we use cash derived from a line of credit cross-collateralized over a a few of our properties (as opposed to taking out loans to buy properties), so I really don't know what the rates and terms are for 3-unit purchase money right now.

We usually require a 10-20% down payment, or another property as collateral, but some do not.

Due diligence at its core is going to depend on the loan type and origin and the collateral.  

Or when you go to get the loan for the second property, you can use the equity as collateral to qualify for the next.