Instead of flipping the house, I should have wholesaled it—cleaning it out and listing it for another investor to take on the renovation.

It also appears Investor's Edge may have rebranded from their old company name "Do Hard Money".Propstream screenshot:"Investor's Edge/Dohardmoney" screenshot:

I have been a Real Estate investor for about 35 years and have never experienced such incompetence.

I always advise my investors to bring a contractor with them so they can receive accurate numbers for rehab.

BiggerPockets is full of resources designed to help you along your journey, whether you are just getting started or a seasoned investor.

Many property investors will use an LLC for protection.

Here are some financing options to consider:HELOC or Cash-Out Refi on Another Property – If you or your mom have equity elsewhere, this could be a more flexible and lower-interest option.Business Line of Credit – Since the property is in an LLC, you might qualify for a business LOC, which could cover construction costs.Private Money Lender – If you’re okay with 12-15% rates, a private lender could fund this as a short-term loan, especially if the guesthouse will generate strong income.Construction Loan – Some lenders offer short-term construction financing, which converts to a longer-term mortgage once completed.Seller/Partner Financing – Bringing in an investor or structuring a joint venture with someone willing to fund the build in exchange for a share of the income.Credit Card Stacking or Unsecured Business Loans – Riskier but could work if you need to bridge a gap until the unit starts cash flowing.Would love to hear more details—especially your timeline and expected rental income.

Private financing would be an investor, investing their own capital and lending you the funds with their terms.

Now I’m rebuilding my investment portfolio while helping other investors find deals.

However, maybe bigger pockets has something investor oriented that I can use right away.Thanks!