We borrowed money from my wife's mother for a joint venture flip.

Your best bet is to network at a local REIA and find a good private lender or other investors who will do a joint venture deal with you. 

Building relationships with experienced wholesalers can also open doors to joint ventures and off-market deals, giving you a head start in the industry.

Additionally, national lenders like Chase and Wells Fargo have strong multi-family loan programs that cater to out-of-state investors.Scaling OwnershipGiven your available cash and equity, here are a few strategies to consider:Leverage Existing Equity: Utilize the equity in your current properties through a cash-out refinance or HELOC to increase your purchasing power.Partnering with Other Investors: Consider syndications or joint ventures, which can help you scale more quickly without using all your own capital.Diversify Markets: While the Midwest is great, keep an eye on emerging markets across the country that may offer similar benefits.Focus on Value-Add Opportunities: Look for properties where you can increase value through renovations or improved management.I specialize in selling new construction duplexes in downtown Indianapolis, and I’ve found that multi-family properties here provide strong returns.

We are in a business/ venture that requires more customers, not less to charge more.

I would even venture to guess that it is not a simple letter to the lender or trade that gets a lien release.   

Yes, in the end you have to decide whether it's a for profit venture or not, but there are all sorts of ways to mitigate what is an unfortunate thing to have to do as I mentioned in my first post.

I would venture to say that a few hundred dollars for some advice could save you thousands. 

Very well done, I love your workflow and your property is beautiful.

I hope to make more connections there to either lend or venture into the PMP space.