Hughes Private Capital offered a fund which was Guardian Fund LLC that purchased properties.

It does have nice destination and asan owner i like the private beach (not so good for the public). 

That is perfectly fine, stick to REI exposure via private lending, O etf, maybe syndications, and be largely invested in domestic & intl equities. 

Most reverse exchanges are done with cash from the client or a private loan of some sort from an individual or a portfolio bank.When your old property sells you will have that cash in your account to purchase the new property. 

I would look at private money lenders who can consider giving your a line of credit based on a multiple of the cash you have. 

.- Tax Benefits & Currency Arbitrage: Some overseas markets offer better cash flow, tax incentives, and lower property costs compared to the U.S.How You Could Structure It- Create a Private Syndicate or Real Estate Fund: Raise capital from U.S. military, contractors, and government workers to invest in properties near U.S. bases overseas.- Focus on Key Military & Expat Cities: Target locations like Ramstein, Wiesbaden, Rota, Naples, Seoul, or Yokosuka, where thousands of U.S. personnel need housing.- Offer Fractional Ownership or Managed Rentals: Investors own a share of multiple properties while you handle property management.- Leverage Serviced Housing & Co-Living Models: High-end, furnished rentals for military professionals, digital nomads, and traveling contractors.Example Strategy- Raise $1M from 10-20 investors (military/gov personnel) to buy 3-5 properties in Germany or Spain.- Use seller financing & local bank loans to maximize purchasing power.- Rent properties to military families, U.S. contractors, or co-living tenants for stable cash flow.- Utilize local tax incentives and investment visas to increase ROI.Why This Could Be a Billion-Dollar Play- Solves a real problem for U.S. military/gov professionals looking to invest overseas.- Provides stable, built-in demand (military personnel have guaranteed salaries & housing stipends).- Creates an alternative wealth-building strategy for a niche group of investors.- More scalable than traditional rentals.

Depending on the market your looking to work in.one way I find is to simply call one of the major title companies and ask to talk to an escrow officer and then ask them what companies does he/she see closing private loans in their market..

I know people who do STR in their house, but it's as private as possible.

Does each room have its own private bathroom or is there a shared hall bathroom? 

Any lender, private or conventional, will have some hoops, maybe just not as many for private lenders...