@Robert Rixer, I don't know how creative these are, as many are common plays:Valet TrashFencing in first floor yardsProviding washer and dryers for added rentReserved, Covered parkingTech PackagesInternet and Cable contracts, with reimbursementsPayment Plan rents, with small service charge (i.e. bill 1/4 rent each week)Reserved Rental cabanas at poolPrivate pool party rental optionGolf Simulator in clubhouse - fee basedOn site, self serve car wash (quarter feeder style)Charged group fitness/personal training servicesGame room in clubhouse with monthly subscription for tenants (Xbox, Playstation, etc)Changing out high maintenance grass for astro turf or lower maintenance/lower water use shrubberyBut ultimately, I think a lot of NOI increases come from deep dive into understanding EVERY expense and finding ways to minimize them, and/or no outsource them.Train maintenance team on basic HVAC and appliance repairs (find way to get them licensed as needed)Buy paint sprayers for faster, easier turns versus having to hire a contract painter, and possibly repaint whole unit each timeStandardize all finishes, so you can buy in bulk, everything from hinges and door knobs to cabinets, paint colors, and light fixtures.Potentially get leasing people onto lower base salary with higher bonus potentialBulk/bundled insurance across portfolio (even better at scale is to self insure)Regularly test sprinkler systems for leaks.Non-NOI, but benefit to you: partner with insurance agency to get referral kickbacks from your tenant base for renter insurance.  

I'm a licensed builder and have been actively building and renovating homes as my primary occupation while dabbling in the RE space buying properties, fixing them up and flipping/holding.

I'm looking to buy my first multifamily, apartment complex.

. $1,180,000 to THEM (this is the $1,425,000 DUE on the WRAP AROUND Note - MINUS the $245K due on the 1st lien payoff -leaving $1,180,000 to them) Q- Who would buy such a Note ? 

Chances are your Loan Officer doesn't even know what an overlay is. 

She's actually only buying the property to help the seller.

Investment Info:Single-family residence buy & hold investment.

By using the program, I want to buy a condo here as my primary residence.This is my first home and I reported more than a 2-year tax return, I have a solid job here.

This could be an individual person willing to give you money, or a private bank, or an organization or business of some sort.The long answer is much longer and if you're interested in diving into the topic here's a few resources I can recommend:These are two great books (also available as audio books and e-books) that go over the fundamentals of what private lending are, what it means to raise capital, how to find deals to buy with private capital, and a lot more.

Having said that, I am wondering though,  would me making a loan to him (see Paragraph 2 above) circumvent the Dodd-Frank provisions because he didn't buy the home with my money (rather my money is only being used for renovation post-purchase)?