I look at baseline affordability and edge just barely up.

@Roy LoganIt sounds like you’ve made some great moves in real estate investing—your BRRR strategy is paying off with those solid returns.At the bare minimum, you should do the following to make your bookkeeping easier:Dedicate one checking account and credit card exclusively to real estate.

I didn't meet anyone new that I ended up doing deals with.I have since participated in 4 MF deals. 1 person was met through MFM and 3 were connected through other mentorships.

I would not envy investors who participate in this vehicle when the team has not track record of success with it. 

This means more opportunities for the investors who can see the forest from the trees and it also means that I don't need to participate in a bidding war when I want to but a property there.

If someone came to us with a participation, we still would most likely pass as residential is our bread and butter. 

Quote from @Sam Lewis: I understand the benefits behind hard money lending, its guarenteed return from your cash... however, what cases would a hard money lender trust someone they don't know/barely know?

They'll likely take the easiest / cheapest way out and just do the bare minimum and slap lipstick on a pig to get the deal done.

You can find education, deals, and forums with many investors who have participated in those deals to chat with.

Always keep in mind the alternative, the bank has no duty to sell for less than what the open market will bare for the asset.