You could tap the $400k of equity in your primary, but that's a slippery slope with the little financial discipline you appear to have and could quickly lead to bankruptcy.

Encourages Larger Investments: By offering higher returns at higher tiers, you incentivize investors to allocate more capital to your projects.Builds Long-Term Relationships: Investors appreciate being rewarded for deeper commitments, which helps foster trust and repeat business.Scales with Your Business: This structure can align with the complexity or scale of your projects, ensuring that you have the resources you need while staying competitive in the market.Key Benefits to InvestorsSecurity: Deals can be secured by tangible assets, such as a deed of trust or promissory note, providing peace of mind.Flexibility: Payments can be structured to suit the investor’s needs—monthly, quarterly, or upon project completion.Attractive Returns: With returns starting at 15%, investors often see better yields than traditional investment vehicles, like stocks or mutual funds.How We’ve Implemented ThisThis structure works particularly well for our large renovation or development projects where multiple investors may be involved.

If the prospects look financially shaky or sketchy, I ask for the name of a co-signer - and collect payment for a background check on them.Verbally, I also ask when they are interested in taking occupancy, and I tell them the application will be made part of the lease agreement - that I can evict them if they've lied in their application.

Or, what assets are going to back up the guarantees?

This year, I’ll be sharing tips, insights, and lesser-known strategies to help you turn your housing allowance into an asset.

Citizens first position HELOC CMG a financial 70% LTVEast West Bank, up to 60% LTV with "no docs” Figure 80% on a rental, not in LLC First Florida Credit Union https://firstflorida.cumortgag...

If you need financial help, ask under the "Finance, Tax, and Legal" forum.

@Alex Lee203k is an amazing tool as long as you don't overextend yourself financially. 

So if you move your IRA assets to 401k, including both rentals - you can finance them in the 401k and be exempt from UBIT.

I tell my clients to determine how much they have in personal assets - if they have more than $500K in personal assets, I always recommend an additional $1M umbrella.