What about the thousands of family members and private money lenders who are under the table?

Of course, I can try and bring some value to the table (still working on it haha).I've tried Propstream and found that it's a decent tool to search for markets, but not as helpful when measuring ARV's.

MI goaded investors into this with the classic bait and switch.

We will recover in total about 50% of our initial investment in this as we too were early to the table and elected to not reinvest. 

You and this private person you met hammer out the details of the loan at the kitchen table so to speak and you seal it with a handshake and your reputation that this Private Person already respects or whomever introduced has vouched for you.But if a man opens a lending company tomorrow with 50 Million of his own capital and he checks in on the HML market to see what it bears and he copies his products and UW guidelines and now is he PML or HML? 

@Bonnie Griffin Kaake all of those will be on the table and be rigorously discussed as we chart our way forward. 

As someone who used to work in SEO, I can see that the structure, length, and comparison format are classic SEO techniques.

But you’ll want to do a little digging and maybe talk to a local lender who’s dealt with ground leases before, from what I’ve heard.On the tax front, if you have the benefits and burdens of ownership for the structures, depreciation might still be on the table.

I feel like there's a lot of money I'm leaving on the table.

If any of those are missing, well you've only got a 2 legged table and it's going to be issues.