Bridge or fix & flip loans can help investors secure deals quickly and refinance later.

There are some security deposit insurance companies can consider (as incentive if want.

Curious how the investment club model complies with SEC requirements for the sale of securities.

Time is your biggest advantage right now.A few high-level points first:• Two years of runway is plenty• House hacking is the right instinct• Starting with secured credit is fine, you’re early• You do not need to rush into anything fancyNow to your questions.What type of property to focus onFor a first deal, especially a house hack, keep it boring and finance-friendly:• 2–4 unit small multifamily (duplex, triplex, fourplex)• Simple layouts, similar unit sizes• Something that qualifies for owner-occupied financing (FHA or conventional)This gives you:• Low down payment• Rental income offsetting your housing cost• A built-in learning experienceSingle-family can work, but small multifamily teaches you faster.Chicago-specific thinking (general, not neighborhood calls)Instead of asking “good vs bad areas,” focus on:• Areas with stable rents, not speculative appreciation• Neighborhoods where duplexes and small multis are common• Places with working-class demand and long-term rentersAvoid:• Heavy rehab projects for your first deal• Areas that only work if appreciation bails you out• Deals that rely on perfect executionYou want boring and durable, not exciting.LLC for your first purchaseShort answer: no, not for your first house hack.• Buy in your personal name• Use owner-occupied financing• Get the best rate and lowest down paymentYou can always move properties into an LLC later once you scale.

They briefly mentioned they have put units on clearance and will pay closing costs.3) Any security or design features worth pushing for during negotiations?

None of this is particularly exciting and all of it requires time and upfront cost, but the downstream cost of ignoring these issues is almost always far greater and the ROI is always understated.Those who are proactive rather than reactionary in the way they run their real estate business reduce liability exposure, secure the best and most affordable insurance coverage, obtain the most competitive banking terms, have lower vacancy rates and become the preferred client for top contractors and service providers in their market.

In my experience, points aren’t “good” or “bad” on their own they only matter in the context of the deal.If paying more points:Lets you close fast and secure a deal others can’tPreserves your liquidity for rehab and reservesStill leaves you with a strong spread after all costs…then it can absolutely make sense.Where I see investors get burned is when they accept high points and thin margins.

. § 240.10b-5It shall be unlawful for any person, directly or indirectly, by the use of any means or instrumentality of interstate commerce, or of the mails, or of any facility of any national securities exchange,(a) To employ any device, scheme, or artifice to defraud,(b) To make any untrue statement of a material fact or to omit to state a material fact necessary in order to make the statements made, in the light of the circumstances under which they were made, not misleading, or(c) To engage in any act, practice, or course of business which operates or would operate as a fraud or deceit upon any person, in connection with the purchase or sale of any security.

Hi Spencer, I would recommend trying a local commercial bank first as this will help you secure favorable terms.

Knock out light turns (paint, locks, lighting, safety items).If MTR: set up durable furniture, blackout curtains, secure storage, and smart locks.6) Simple underwriting checklist (copy this into your notes):Target monthly cash flow ≥ $200–$300/door (after ALL expenses).Break-even occupancy (what % rented covers all bills) ≤ 85% for MTR, ≤ 92% for LTR.Cash-on-Cash ≥ 6–8% (for LTR) or 8–12% (for MTR house-hack) on conservative numbers.If house-hacking, your personal housing cost should drop meaningfully versus renting today.7) Loan strategy (aka “Borrow Better”):If owner-occupying to house-hack: consider low-down Conventional or FHA to keep cash for reserves and light upgrades.If non-owner: compare a standard 30-yr fixed to a DSCR loan (rents qualify the loan).Tight on cash flow?