ERGO banks cannot afford a loss.. if they take a default it kills them.. they have to off set your bad loan and put money aside etc etc.so yes two sides of the coin.and I fully understand how us as borrowers just think in our minds its a no brainer etc etc.ALL commercial loans of that size have those types of guarantee's its industry standards and common knowledge.. so now its known to you as well.what was the alternative..

I can't answer that for you, but the alternative of increasing rents by that amount and don't "haggle" with a tenant over a fairly minor (3%) rent increase.

Maybe a clean type treatment.

As an alternative, would it be legal to require your tenants to pay via ACH bank transfer every month with a substantial penalty if the have insufficient funds?

I can only get 4 loans thru Freddie Mac, so I was wondering if anyone has any ideas of alternative financing.

But I'm certainly willing to look into alternatives, for sure.Thanks for the luck!

I can tell you are limited, but if that cannot be done the alternative would be to hand over X amount of cash to an investor and let them invest it, but by the sounds of it you would want to be involved as much as possible.

I have been a turnkey investor myself for several years and one REI alternative to turnkey, and even more passive and lower risk via diversification I found I wrote about quite extensively: Have I Found the Holy Grail of Passive Real Estate Investing?

The alternative option is to walk down the path of building into the operating agreement "mutually acceptable" minority rights through supermajority voting requirements and conditions to the exercise of majority rights.Reviewing the factors in a given situation hopefully will enable you to select the best type of entity for your business and understand the primary and collateral consequences.

Following are the similarities and differences between the solo 401k and the self-directed IRA.The Self-Directed IRA and Solo 401k Similarities Both were created by congress for individuals to save for retirement;Both may be invested in alternative investments such as real estate, precious metals tax liens, promissory notes, private company shares, and stocks and mutual funds, to name a few;Both allow for Roth contributions;Both are subject to prohibited transaction rules;Both are subject to federal taxes at time of distribution;Both allow for checkbook control for placing alternative investments;Both may be invested in annuities;Both are protected from creditors;Both allow for nondeductible contributions; andBoth are prohibited from investing in assets listed under I.R.C. 408(m).The Self-Directed IRA and Solo 401k DifferencesIn order to open a solo 401k, self-employment, whether on a part-time or full-time basis, is required;To open a self-directed IRA, self-employment income is not required;In order to gain IRA checkbook control over the self-directed IRA funds, a limited liability company (IRAL LLC) must be utilized;The solo 401k allows for checkbook control from the onset;The solo 401k allows for personal loan known as a solo 401k loan;It is prohibited to borrow from your IRA;The Solo 401k may be invested in life insurance;The self-directed IRA may not be invested in life insurance;The solo 401k allow for high contribution amounts (for 2016; the solo 401k contribution limit is $53,000, whereas the self-directed IRA contribution limit is $5,500);The solo 401k business owner can serve as trustee of the solo 401k;The self-directed IRA participant/owner may not serve as trustee or custodian of her IRA; instead, a trust company or bank institution is required;When distributions commence from the solo 401k a mandatory 20% of federal taxes must be withheld from each distribution and submitted electronically to the IRS by the 15th of the month following the date of each distribution;Rollovers and/or transfers from IRAs or qualified plans (e.g., former employer 401k) to a solo 401k are not reported on Form 5498, but rather on Form 5500-EZ, but only if the air market value of the solo 401k exceeds $250K as of the end of the plan year (generally 12/31);When funds are rolled over or transferred from an IRA or 401k to a self-directed IRA, the amount deposited into the self-directed IRA is reported on Form 5498 by the receiving self-directed IRA custodian by May of the year following the rollover/transfer.Rollovers (provided the 60 day rollover window is satisfied) from an IRA to a Solo 401k or self-directed IRA are reported on lines 15a and 15b of Form 1040;Pre-tax IRA contributions on reported on line 32 of Form 1040;Pre-tax solo 401k contributions are reported on line 28 of Form 1040;Roth solo 401k funds are subject to RMDs;A Roth 401k may be transferred to a Roth IRA (Note that from a planning perspective, it may be advantageous to transfer Roth Solo 401k funds to a Roth IRA before turning age 70 ½ in order to escape the Roth RMD requirement applicable to Roth 401k contributions including Roth Solo 401k contributions and earnings.)