Hello Jeff,1st run and hide when you hear the word Reit's, those are flaming dumpster fire's, and are going up in smoke.When you are buying land either at auction or at a private sale you need to understand what you can do with the land currently, and what can be done in the future.Basic land questions:1.

They're often marketed privately to clients/investors through agents' networks.

I am ready to refinance one of my rentals to pay off the private lender loan I used to purchase it. ($85k) The ONLY thing preventing the loans from being accepted is the square footage of the house. (500 sf) Everything else about the house passes with flying colors!

If you want to brush up on PML, I suggest you check out my book Lend to Live: Earn Hassle-free, Passive Income in Real Estate with Private Money Lending available on the BiggerPockets book store.

In my head I'd want to buy a property cash or creative terms with a private money partner for the home and maybe a 2nd partner for the furnishing and start-up funding.

Is there a structured template you could give that is intended for real estate funding strategies?

If you really want to go down that path, I suggest that you apply to work for a syndicator or RE Private Equity shop as an analyst or operator for a year or two, and browse through 100+ deals over that time period, underwriting each one, and trying to figure out, over that time, which ones you were "right" about, and which ones you were "wrong" about, as best you can.

With an HOA fee of $275mnth thrown on top, which is ROI for that as we get everything exterior covered 100% including lawn, snow, private dog park, hazard insurance, private playground etc.. 

SupplyLas Vegas is unique because it is a tiny island of privately owned land in an ocean of federal land.

Own a rented out condo free and clear, and looking at options on doing a cash-out, not for real estate purposes. Kindly contact me to discuss if this is something up your alley.