I had never heard of such a thing.. and most private flippers dont know it either So like on our subdivisions whatever LLC we own it in that LLC also has to have a developers license .. so  If you have multple subdivision going in multiple LLC you need multiple developers licenses.. where this can stymie some folks  NOT EVERYONE can qualify for a Bond.

Private money & subto How did you add value to the deal?

What about the thousands of family members and private money lenders who are under the table?

In 2021 we bought the building for $1.5M using private lenders, pushed the occupancy from 50% to 80% occupancy and it appraised for $3.125M, allowing us to pay back the private mortgage.Right now, we are in the predevelopment process of design and piecing together the capital stack for the redevelopment deal, which will be made up of historic tax credit equity, RestoreNY Grant, DRI Grant, etc.

There are much better options to learn Sub To and better people than the gators who in fact will be the subject of a private lenders conference next week. 

Our private money lender on this flip was very reasonable through this whole process, as we had to navigate many gray areas and difficult decisions. 

Bird dogging is a way to make money but its not gonna get you rich.WE have had many do some birddogging for us on the private lending side to find qualified people that need a loan and its interesting how many last a few weeks - I sense the same holds true for real estate bird dogs.

The net result is basically the same, but it keeps the two properties separate from a lenders perspective.Any low down payment money, particularly on an investment property, is going to come from a private money lender.  

And with a twist, that everything from day 1 is designed and built to facilitate intaking private $ into the "fund".

I don't know how to make this happen but the numbers work well, so I'm looking for creative advice/equity partners/private money/hard money  for how to make this happen, and then when my business sells I can pay back the loan and find financing at that point to continue the rehab.