If you don't have the relationships, hire someone who does.This is why Brian Burke can go “large corporate” while I have to stay “small private”; he has the ability to MANAGE PEOPLE that I do not.  

I suggest you enter private money goldmine in search botton at top right of the screen and read the previous posts....here is one that gives good perspective as well as a link to legitimate private lenders.http://www.biggerpockets.com/forums/92/topics/1488...

@Wade Wisner -  Most of the notes that we purchase we keep in our portfolio and borrow against them with private capital.

Some lenders offer creative solutions, like a cross-collateralized loan, where they use your existing equity as security without refinancing the duplex.Another idea is partnering with private lenders or exploring a second-position mortgage, depending on your lender's terms.

I liked the tenant, school is starting back etc, I told them they could pay first month and security deposit and I would let them have the rest of August for free.

Now, over a year and a half later, he sent a certified letter last week demanding the security deposit or legal action within 30 days.Please advise. 

I understand that they operate in real estate under one of a few exemptions from registering as a security with the SEC.

You can then tell the security office to disregard any alarms the rest of the night if needed.They run off of batteries and need to replace about every 3 years. 

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.

Did you guys ever raise private money?