Again, welcome Peter and much success in your RE ventures!

I was thinking HML due to maybe using that $$ short term to buy another property and turn it quickly.I have a lender that will not require 6 month seasoning and will do 65% LTV, but I could also do conventional and do 70% if I am willing to wait 6 months.I guess I am anxious to get going on the next venture and was looking for other ways to maximize this seed $$, if that makes sense?

What we really desire is for each of the 4 principals in the development venture to be able to find both accredited and non-accredited investors and have them invest in our projects.

Wealthy individuals with an interest in a venture along these lines are not interested in lending their money for 5-10 years at 7%.

Is it a joint venture agreement somehow?

Since this is a new venture, it may be wise (as Jon points out) to spend some time getting educated on a number of different strategies, and then choosing one that makes the most sense and can be executed with optimal efficiency and results.

I am new to the real estate investing world and I am looking to learn much more before I will feel comfortable venturing out on my own trying to wholesale properties.

Good luck in your ventures.

Shell out 10's of thousands to a turnkey seller, who has no skin in the game, and makes his/her money up front, will pass the buck and give excuses should things go wrong, or shell it out to a local investor, who has found the property, has their own $$ in the deal, and doesn't want a foreclosure on their record.Then there are joint ventures, discounted mortgages, a whole bunch of ways to make cash flow.

I was broke, homeless and out a job and going through some heavy depression when she approached me to join her on the venture.