Since my firm is an investor private client boutique, I do not share resources outside of my client base.

I want to discuss it privately, which is why I requested a PM.

If you have a couple homes with super strong LTVs then refi it with a private lender.

Quote from @Brandon Blackmon: @Bruce Woodruff 100% the answer I'm looking.... a solid GC, has a 20-25% markup to I would for sure know going into this that these are private companies and they can set their own fees. 

Others are owned by private individuals and are for profit ventures, often affiliated with their other business ventures. 

Tenants also prefer private landlords.  

One option to reach (or exceed) your goal of passive $10,000/month income is investing in real estate as a private money lender.

Also, I would love to hear from you privately about how things are going for you.

While sophistication of your equity partners (private money lenders) will vary between residential and commercial, the principle of raising private capital is the same.You need to develop your own system which allows a constant stream of PML even when you don't need the funds and/or don't have an active deal under contract.For example; I raise private capital by offering free educational workshops for people with self-directed IRAs.

Question: Should I collateralize the loan (if using private or hard money), or rely on roll-over loans (to maximize the lower points and 3-4% rate)?