The state laws are written in favor of the debtor.

You can try an informal private placement, either debt or equity.

Foreclosure doesn’t take place 5 minutes after default; even in Texas the debtor is usually 6 months or more in default before a foreclosure takes place.

Either JV with another PML to fund a loan or roll it into another couple of flips to grow your capital, then look to lend it out.Otherwise, invest in a debt or equity fund with a professional HML (described above).

@Brad HalesVerify the type of entity the syndication is employing-is it a debt or equity position?

The credit report is NOT the arbiter if you have a debt or not, the personal guarantee is.

Whether I'm reinvesting profits, paying down debt, or chasing specific milestones, my minimum profit requirements are aligned with my bigger financial picture.So to answer your question, as a fellow small-time flipper with a limited number of deals, nailing down your minimum profit is crucial. 

Are you buying with debt or all cash?

Of course, all of them would have to cash flow as well.After sometime, maybe 3-5 years, rebalance the portfolio and sell off the ones where your return on equity is low (Yearly Cash Flow / (value of RE - debt)), (or at least refi), and buy up some bigger properties.

Home equity debt is a mortgage you took out after October 13, 1987, that: Does not qualify as home acquisition debt or as grandfathered debt, andIs secured by your qualified home.Example.You bought your home for cash 10 years ago.