If they include the points in the loan they will probably make your bring some money to the closing table on top of the closing costs.  

Either way, I figure 2,400 acres could get you a sizable amount of equity to bring to the table.

To make a long story short I'm in this situation because my house for sale literally fell apart at the closing table because the buyer was denied funding at closing.I'm now faced with finding my own funding for the new house while i wait for my old house to sell. i don't know if private funding is the best option??

In order to partner with him he wants me to contribute 1 million to pay off the loan to be a true 50/50 partner on the land so we can develop it.I don't have 1,000,000 in cash lying around so I offered to leverage one of my income producing properties as a lien to the bank which is worth about 1 million.The goal is to roll over his 1 million dollar loan into a 5 million loan which we would share 50/50. 4 million of that would be used to develop the land.He needs my income and assets to qualify for a bigger loan, and I feel like my 1 million of income producing assets would suffice in the form of leverage.The disagreement is that he feels I am not bringing any money to the table in this scenario to make it a true 50/50 partnership.  

Price is rising and at one point, it's smarter to sell (even if you leave some money on the table) vs. go through another real estate market crash.

At this point, I'm trying to determine how much it costs to at least start a foreclosure to bring the homeowner to the table or complete it and still not be underwater in the property myself.

So I would show the seller all of her options:Listed with an agent on the MLS and discount it  severely, Pay about 10% for the cost to sellLease it out as is and wait for some appreciationSo what do you want to joint venture where you bring money to the table to fix it and resell it and pay her all the equity possibleTo do a joint venture with a lower equity deal,First you buy it subject to the existing financing and give her a note for her equity and fix it then resell it with an agentLet's say you want to 10,000 on the joint venture135 ARVOwes 109Sales cost 10% or 13,500I don't know what the repairs areRepairs plus sales cost plus costs to sell equals X135 minus X------Compared to Wholesaling deal .7 times ARV minus repairs minus wholesaling fee

french prime primster stated last year that 500 days from now we will hit a climactic abyss. which is supposed to sept 23rd from the day of his speech.

Here is the rate table for water:http://portal.cityofsacramento.org/~/media/Corpora...

I can also bring a sizable deposit relationship to the table if needed.