Joe, i don't mean to be argumentative, but i've read hundreds of posts on here and i have never heard of anyone giving a private seller $1000.

I know that private money may be my best option, but I would like to investigate commercial loans.

Otherwise I would try to bring in private money for part of it.I personally like the cashflow and LTV on the end of the deal.

My goal is to find which niche will work best for my situation - rentals, multi-family, wholesale, or private lending.I always thought I would like to fix and hold but I have heard many horror stories about landlording.

I do some private lending, as well and my investors' properties are almost always titled to LLCs.

Private lenders and HMLs are or might be an option.

Put up signs saying "private parking lot , no parking , cars will be towed at owners expense to xxx towing .

For example San Diego is http://sandicormls.com/ You pretty much see what agents see except for the private and showing remarks put in by agents.

We have several hml and i have a very well off private investor, as well as my partner who is a broker and many good subs.

Structure it as if the LLC is borrowing all the money at the mortgage interest rate, run all income and expenses through the LLC in a separate checking account then do your disbursements from there depending on what you guys agree to pull out and when.I just did a JV and my private lender funded it.