I was thinking HML due to maybe using that $$ short term to buy another property and turn it quickly.I have a lender that will not require 6 month seasoning and will do 65% LTV, but I could also do conventional and do 70% if I am willing to wait 6 months.I guess I am anxious to get going on the next venture and was looking for other ways to maximize this seed $$, if that makes sense?

Now my tenants are moving out and I would like to dump it because I lose money on it every month.I owe about $190K on it and my realtors believes it is worth about $205K.

This is amazing since my LOC is at prime, 3.25%.Even if the market rallies in the fall we are most likely in a long-term bear (imo) and not losing is earning for me.Changing percentage of stocks, taking profits slowly.

I rented to a lot of section 8 in the past and even though the income is good and steady from the government once they lose their housing or trash your place then you are stuck chasing them.

Its not a problem when its with you, its a problem when you lose it or someone steals it.

What we really desire is for each of the 4 principals in the development venture to be able to find both accredited and non-accredited investors and have them invest in our projects.

Wealthy individuals with an interest in a venture along these lines are not interested in lending their money for 5-10 years at 7%.

I have an agent who is reluctant to get involved with our business because of fear of losing his license.

I certainly wouldn't make a habit of backing out of a deal between acceptance and signature, but if I had to do it once every 50 or 100 deals (I've never had to do it yet), I wouldn't lose sleep over it.

Is it a joint venture agreement somehow?