Did you flip money?

Even if they do 85/15 your going to have to leave money in it.  

So trying non traded public REIT's and Crowdfunding. 

Has anyone ever used a hard money lender to buy land and subdivide?

Quote from @Richard Bautista: Good evening,After speaking with a coach/mentor, I made a change to explore other avenues of real estate investing, such as short term rentals, mid term rentals, and private money lending.

We have a property that I'd like to pull money out of, to buy more property,  would I use a Home Equity Loan or is there another better option?

The tenants have no money, so your judgement isn't worth much. 

I listened to a direct mail marketing owner on stage about 6 months ago, he said, we can mail to all the people you want with the best script, but if you do not follow up you are going to lose money and never be profitable. 

Using local hard money lenders usually works best.

Not every BRRRR deal BRRRR's out completely, something the "no money down" gurus don't like to talk about.