Account Closed - You would have a difficult time even if it costs $25k and you put $25k into the deal with an ARV of $120k to find a lender, as you have no skin in the game.

Many areas of DC offer amazing appreciation but are in gentrifying areas which can carry economic sensitivity risks.

Here is a little something that is really starting to get under my skin...

Instead get  a longer listing commitment and then if the seller wants expensive advertising you might offer in allowed in your state ( and with your brokerages approval) to rebate their advertising expenses at closing they pay for with legitimate receipts off the commission.This way if a seller pulls off the market,goes with another brokerage mid listing, or tries to cancel early etc. the seller will be out the money and have skin in the game.

That discount as well as the vintage of the loans insulates the fund, in a sense, from fluctuation in market rates rising and falling.There is a correlation to investor desired returns and prevailing market interest rates and returns however in general the closer you are to market returns via market interest the more sensitive the investment would be to rate movement.  

If i'm heading down the wrong path I'm hoping to correct my direction at the beginning rather than finding out a year or more down the road when I have more skin in the game. 

With the pre-foreclosures, I will hit up every month since those are more time-sensitive. 

@Andrew Michael  I agree with you Andrew, if I was a hard money lender I would be looking for skin in the game.  

They want to know that you have skin in the game and are committed to paying back. 

It provides an intuitive interface and a powerful calculation engine, which would be very costly for us to duplicate.But to make a tool that is both powerful and usable means we have to do a lot more that is not visible to the user as part of the familiar Excel skin.