It is a fundamental of all financial analysis.

That could be market knowledge, ability to rehab a property - something that can give you an edge over other experienced RE professionals in the market and asset class you are working in. 

Option 1: Seek out a portfolio lender and/or look at better asset types - commercial. 

There is a "sponsor exemption" but that only allows an unlicensed person to raise money but it cannot be more than 50% of their duties and the pay they receive cannot be based on how much they raised.If you have never raised $, a family office will be off the table as they typically want the company to ahve atleast $50-$100M in assets. 

I'm glad I said I had to talk it over with my financial advisors. :) 

BarronFrom my experience, selling a property can free up equity for reinvestment but might disrupt tenants or result in losing a valuable asset.

So if I am looking at an asset as a 10 year play - I look more at the location, schools and how has this market performed in the past excluding covid and 2008 which were extenuating circumstances.Reality is right now shorter term plays do not work based on numbers and cost of financing - we went through this same thing in 2001-2004ish timeframe where properties would appreciate 2-3% per year and after buying costs and closing costs - you were not making money on assets unless you performed the labor or found a really good deal.this is how real estate "typically" is - which is why everyone always says location location location - because after a decent holding period, you will win.

It is better to even be slightly cash flow negative in year one with a quality asset than to buy in the hood and find out that your xls spreadsheet did not tell you the whole story..

I agree with complications of ownership when it comes to Land Trust, and it also does nothing for asset protection. 

A terms sheet will tell a pro whether you know what you're talking about and give them a structure of the deal you propose, but it won't establish credibility with respect to your financial ability to pull off the deal.