I spend money on postcards, distressed lists and a website.

You have 10 new construction projects complete, but no money for the next three, which indicates you aren't financially responsible or your projects aren't producing enough of a profit to propel you forward.

hard money How did you add value to the deal?

The money is deposited in the 1st even, if it’s a Sunday or a holiday, it can’t bounce, and it can’t be taken back. . 

It also appears Investor's Edge may have rebranded from their old company name "Do Hard Money".Propstream screenshot:"Investor's Edge/Dohardmoney" screenshot:

I would try not to tie up any of the principal in down payments.Personally, I had a family member do this same thing, but they used an investment portfolio as the collateral instead of real estate.If you play your cards right, this might be the only short-term money you ever need.Please let us know what you end up doing.

Learning that I prefer money invested in real estate over money sitting in the bank... don't we all?!

For the second property, I would expect to have to put money into it in some fashion.

Over the years the only place I have lost money is the stock market.

Quote from @Katie Accashian: I am looking to take money from my retirement that I accumulated from my previous employer and move it into a self directed IRA to buy a real estate investment.