With this scenario we both have skin in the game: His work and my materials.

If able, speak to them face-to-face at their work, your kids soccer game, church, whatever.

However, this structure provides two main benefits: 1) I don't have to build a big marketing machine to raise money.  

On the flip side the clients I fund in my land deals are doing very very well in the foothill subdivision 50 miles or so west of the springs.. but thats the land game buy low sell high.. cant wholesale that stuff it needs to go on MLS to marketed and turn around time is generally 90 to 180 days but nice margins for my clients ..

I already have land holdings near Everett that will certify out at 304 salable density bonus credits.To play this game, I get certified and then "clip off" the transferable development rights for sale to urban developers in the county, who can cash them in for an increase in dwelling unit density from an original 22 units/acre to 58 units, and building heights from 45' to 75'.

The borrowers think they're getting a loan when in reality they're funding investor games in the secondary market.

Things like your car (if used for business) and home office expenses could be game-changers, especially in your first year. 

This decision often comes down to a simple numbers game.

I think real estate investors in the game just become confident as to handle new challenges and they call that being experienced - Just like parenting: you think you are experienced with changing diapers, but the child is growing-kindergaten-grade one-baseball/soccer- soon teenage and the jazz goes on - grandparent

Looking to get into the BRRRR game and trying to estimate how much renovations will cost for an average distressed 2-3 bedroom home roughly 1200 square feet or less.