I’ll reach out to some of you individually. 

Some folks are individuals doing this and others are working in companies and have folks who are developers, land specific professionals, and etc and can fact check.

I have lots of cash tied to those deals too which I regret. im interested to learn more about your comment on buying an investment property as an individual using a conventional loan and then transferring the deed into an LLC.

A lot depends on an individuals motivation, dedication, learning capacity, decision making capacity, analytical ability, time available, support system, mental state, and yes, luck. 

If you and your husband own the relinquished property in your individual names, and you intend to own the replacement property in an LLC, if both you and your husband are members of the LLC it will be deemed a partnership unless you live in a community property state. 

You can purchase it as individuals or through an entity, like an LLC.  

And individual deals.  

You should always pick a CPA who a) you are are comfortable with and b) who can best advise you according to your individual needs.

.✔ Networking: Target high-net-worth individuals (HNWI), real estate groups, and doctors/lawyers/tech professionals looking for passive cash flow.3.

However, here are a few strategies to explore:Local Real Estate Investor Networks – Join local REI groups, meetups, or Facebook groups where private lenders may be open to funding primary residences under the right terms.Seller Financing – If the seller is open to it, you could negotiate a seller-financed deal where they act as the lender.Community Banks & Credit Unions – Smaller local banks may offer portfolio loans with flexible terms.Wealthy Individuals / Family Offices – High-net-worth individuals sometimes fund private deals, especially if they see strong equity and repayment potential.IRA or Self-Directed Retirement Accounts – Some investors lend money from their self-directed IRAs for real estate transactions.Since you’re willing to pay higher interest for a short-term solution, a contract for deed (land contract) might also be an option, where the seller keeps the title until you pay it off or refinance.Would you like me to connect you with any potential private lenders?