Many note funds take on debt from larger lenders or lines of credit against their assets.

This is terrible and I really feel for you guys.

. :)  these are not credit score loans ( I mean I have a credit score) but thats just a formality its all about capital and relationships with your bankers and deposit relationships thats key as well.Yes your relationships with sub contractors will be a huge factor in profitability, both direct and indirect. 

But without the experience, knowledge and capital (actually CREDIT CAPACITY) I accumulated the prior 2 + years, this transaction would not have been possible.

And when you said the management company takes a 550 credit score , all I see in your future are evictions .   

Another work around that isn’t discussed much is working on a strategy with your insurance company to protect your other assets in the event of a claim.But also, it wouldn’t be a bad idea to consider getting the financing into your LLc name with a community bank and pulling cash out if you have substantial equity.Right now, since the loan is in your name, it shows up on your personal credit report.  

This is the max it seems most "A" lenders will loan too, I might get 50% from a credit union but that still probably not help in the short term.How do people keep going?

You end up having to sell to someone with higher down payments, better credit, better operating plan, and 100% investors who never want to pay top prices.  

You said "100% of our funds were investors" then "my capital came from bank Lines of credit NO investors", so wondered exactly how much of the 100% was replaced. 

Once we changed to charging a fee, proof of ability to close, good income, a sizable reserve and reasonable credit, the students not only started taking the training seriously but actually began buying properties for their retirement.