I'm back in town this week I was checking on our deals in columbus. land cost is prohibitive in some ways but with the right group I think we could take down a good deal. there's some new legislation that is pushing density as well  which is favorable for land entitlement. thanks for commenting I'll follow up privately 

I have noticed a lot of institutional shops and real estate private equity firms will factor in SOFR rates into their analysis.

What type of financing (private lending) would fit the best for each estrategy, ? 

A private lender would look to the equity in both properties combined, placing a 2nd mortgage on the existing property and a 1st mortgage on the new property. 

Drafted a plan, gathered estimates, created a budget, put together DTI sheets, even got an "as-built" appraisal, and also have it in a permit status at the Local Building and safety office.Then I started to look into the construction loan and the permanent financing....to do it myself, and not through a builder.I soon realized that there are sooo many companies out there that want to try to help...but cant  (some of them were even on this network of people):  don't have builds on record, won't allow for owner-built homes, my credit is less than 680, while carrying the construction loan, there may be a point at the end where because i have my rental house while building that it become hard to pay, and  I can't pull out a private loan to help start process because my credit cards balances are horrible...and my "business" has no show of income.So, now we are here in the present time....   

Private money How did you add value to the deal?

I've doing business in the islands for about 12 years but almost all flips via private lending or owner/creative financing.

Licensing --- Most reputable lenders regardless of whether they only do private money loans or not will have some sort of licensing 2.

In our private sector roles, we both work for Lockheed Martin.

I've been using private money so far.