Conventional mortgages may be slower to close, but are significantly less expensive than hard money.I recommend partnering up with some private money.Offer:5% down (at least some of your skin in the game)6% preferred return50/50 profit split at the endI'll bet you can find a few investors immediately.

The more skin you have in the game, the better terms you can negotiate.

I would be happy to share some of the $$$ with them.If they have some skin in the deal they will be more motivated to make it work more toward our benefit than the banks.Would love to find someone.

 you are right I think - so the object is to align those interests. the best way, it appears is to me, is to have a partnership on the project with one person the GC and the other the money/admin/finder of deals - that seems to work well, and that is something I am looking for myself - it makes it a win-win, and if everyone has skin in the game, everyone will be doing their best. but there is the finding and proving of trust period that has to come first and that is tricky?

They had skin in the game because of the time, thought, desire to get the property for themselves.It all worked out well and I am very blessed.So, I suggest to start at the high end and work your way down.

However, if motivated sellers happen to call from my website, or potentially from a bandit sign...that works for me (or it would if it ever happened) I'm a firm believer that "there is more than one way to skin a cat."

I am ready to get into my first deal and have about $30K saved up to put some skin in the game.  

There's a million ways to skin this cat.  

Today I got a notice from Department of Community Development - Code Enforcement Division, saying that grass and weeds on the property have some violations, like being unsightly, irritation to throat, etc.

I've seen 2' of snake skin though along with 2.5' rat feces across all framing.