The way I’ve done this is; I find a note for sale, offer to buy 100% of the notes remaining payments.Then I broker a portion of the note to a sophisticated institutional investor and I place the "Tail End" of the remaining payments in my pension fund for tax-free growth.For example, and keep in mind I’m making up figures for example only.

An Ma Run.... not walk away!

The best way to start is doing one purchase of one note, from an individual or broker, not going to institutional traders that are going to toss out the chafe to you in Florida.

What I would ultimately love to setup would be a seller carry back deal where I put the money I do have as my down payment, get the rest from the seller as a second, and finance the majority of it through a tradition institution.

Hi Shari,I recommend checking the Appraisal Institute member roster for that area at www.appraisalinstitute.org.

Since inception Colony has invested $48 billion in over 19,000 assets/loans and has ~$25 billion of assets under management (gross) on behalf of over 250 institutional investors.Through the identification of supply-demand source imbalances in capital, product types and information availability, Colony achieves attractive risk-adjusted returns by investing in real estate and real estate-related debt investments, non-performing loans, distressed assets, real estate-dependent operating companies, and select commercial and residential development opportunities throughout the world.

I reject the premise that Big institutions have an advantage.

The economics are not there for the arts.The 501 c 3 non-profit art sector was lobbied for and instituted by the likes of Rockefeller, Carnegie, and Mellon.

I am an accounting professional who works in risk management for a large private banking institution.

I also live in Beverly, MA and recently joined BP.