Eric,, I think why people go for the fund model is the idea that they are spreading their money into multiple notes being held by the company.. while in theory this is great but as you noted you don't really have any security compared to being the beneficiary of the debt instrument IE debt is in your name. 

When you live in that duplex for 2 years and then sell you'll be able to take 50% of the profit tax free (the allocation for the side you lived in). 

With conventional financing becoming more restrictive, real estate investors may turn to hard money loans for acquisitions and rehab projects.

Explore my personal favorites, Set For Life by Scott Trench or The Total Money Makeover by Dave Ramsey, for invaluable financial insights.3.

As always, make sure to run the numbers carefully and factor in local property taxes and HOA fees, which can vary widely in North Texas.Delayed gratification is key in real estate investing, but with patience, the rewards can be life-changing.Best of luck with your search

If you would like to show your tax returns or w2s then I can put you in a conventional loan because we are a conventional lender also.

As a side note, FDIC insurance protects depositor money, not debt.

You're giving up some good tax benefits since you're in the tier of taking itemized deductions.

That had even a passing resemblance to tax returns or financial statements4.

I actually didn’t care about making any money.