There are lots of ways to do deals to double small investments and even no investment, such as working private foreclosures, using your credit and go one the note, modify it and raise the price to your partner.....so long as there was enough equity to share.

Will the area be economically viable for private developers and lenders; will it support a higher and better use.

I think there should be a group of people like my self who post all the loans that that have closed with private lenders and post all the scam artists so that we will know the good ones from the bad ones.

Statistics show that tenants use up to 40% more water when they do not pay for it.Your options are usually to:1.Have the total rent include water,sewer,and trash.2.Sub meter out the units from the water company if they allow it3.Prorate the amount of water usage for the building an bill each tenant.4.Have a company bill them instead of you.5.Have a private company install meters which is cheaper and they bill the tenant for what they use.This avenue you are still responsible to pay the water to the city/county even if you bill the tenant and they do not pay.On lower income housing I see about 60 to 65% pay their water you bill them for every month and the rest you have to chase for the money.You have to pay the water company regardless.The other factor is tenants will let friends was cars with the outside spigot,take showers,do their laundry,etc. and the tenants will also usually not report leaks or drippy faucets as they do not pay for the water.Another thing to look out for is what does the city/county charge for water and sewer rates.If you research a county you might find they have upped the water rates by 50% in the last 6 years.So one county using 1,000 gallons costs you 100 and in another county it costs you 56.You have to really look at how old the water and sewer system is for the city/county etc. and look at all the costs.I can tell you water is the talk of the town with buyers of multifamily.It can just crush your bottom line.

At some point you're going to want to sell it and you'll be hoping it's worth more than you paid.Answering your question about why not go FHA - because an FHA mortgage has more fees than a conventional mortgage and you'll have to pay PMI (private mortgage insurance).

Nick was the original starter of our local real estate group, he then started touring selling his programs and speaking so handed off to another guy.

I cut rents on one unit for a semi peace keeper, but she didn't really manage anything, just a point of contact for me, she worked at a local bank and was very good with the public, so lucky there I guess.I have done more in low income housing than anything else and if you start out running a tight ship, it's no more trouble than some executive rental, ($1,200 rent) who thinks he gets a private gardner and talks to his attorney all the time.

It may be better to partner with an existing N/P privately and support them as well.

You're talking about a "private placement".

There’s no question, when it comes to the real estate investment business, private and hard money lenders are important.