If it makes any difference to them you can offer a personal guarantee and even a personal financial package including a credit report. 

The Special Warranty Deed and Bargain and sale deed only guarantees that the grantor (owner) has title and that at the time of the transfer the property was not encumbered but someone could easily lay claim on it at a later date at which time you would have very little legal recourse.

As @Steve Vaughan has said,Any government program will be by the book: 1003 app, Personal Guarantee, DTI, etc.Learn about 203(b)http://search.usa.gov/search?

We are currently paying 9% on our hard money, with a pre-payment penalty purposively instilled to guarantee our hard money lenders there return.

Here were some of my conclusions:Rent seems reasonableThe price is ~8% higher than the median home value in the area (I prefer homes in the 70%-100% of median range)Trailing 5-year average appreciation rate for this neighborhood has been 0.59%35%+ of the neighborhood rents (I like < 25%)Crime is not greatSchools are not greatLast tax assessment was $5,308 vs. the pro forma's $4,680Insurance might come in higher than the pro forma based on the neighborhood profileMy data suggests vacancy & turnover is an issue in this neighborhoodThis provider also offers a 1-year rent & maintenance guarantee, so their pro formas don't include allowances for vacancy or maintenance. 

These tenants are not and the reason I want to get them out ASAP is to reduce the amount of further damage.Current owner says they are difficult in paying rent and they haven't paid August rent in full and I guarantee would not pay September rent if I gave them an extension of time. 

generally it comes with a five to ten year color guarantee.

*Disclaimer: There are no guarantees of return on investment as there are some risks involved with all investments.Exit Strategies/ How To Repay Private Investors Principal:Refinance or sell the property and cash out.Another option is to exchange the first Private Investors mortgage position with a second Private Investor.In the unlikely scenario one of these options are not available, Private Investors will receive an additional 4% rate of return until one of the options listed above is available.Examples and Financials Examples of a 2, 8, and 50 unit property are located towards the end of this Business Plan.The (5) five year financial information is found at the end of this Business Plan.Business Legal Structure Legal StructureBetter Way Properties, LLC is a Limited Liability Company established in Wisconsin.Additional LLC’s will be created as necessary ensuring there are no more than (2) two properties per LLC to help protect assets and limit risk.Ownership/ManagementPrincipal MembersJohann Kleisch – 50% Member & ManagerCarolyn Kleisch – 50% Member & Secretary The Kleisch’s have been together over seventeen years.They live in Evansville Wisconsin with four of their five children and look forward to continuing their journey of Real Estate Investing together.Mr.

There is no time clock to punch or guarantees.  

But at our meetup and on our webpage through our forums, we want to encourage people to think beyond their borders (if it makes sense for them) and invest where the best opportunities lie.With a strong dollar, I'm sure there are a lot of interesting places to invest if you can assemble the right teams.Thanks for reading and taking the time to comment.