Need to be creative with the purchase and terms.

i.e. cafe, lounge area, art gallery space, co-working creative space.I would first like to:1) Build up a larger client base for my brand online and see the the need for a brick and mortar location2) Evaluate the trend of brick and mortar retail / coworking space going forward3) Store up enough cash reserve to accommodate the increase operating expense tied with a commercial retail lease4) Gain commercial residential experience which in my opinion has less risk of vacancy. 

Since the owner(s) are looking to get rid of multiple properties but don't want to pay a huge tax bill, I wanted to bring some creative ideas to the table.  

From the private lenders perspective, I was thinking they'd want to ensure a 15% (15 month term at 1% per month) return whether I paid the loan off early or not.

That being said, FOR ME a good deal starts with one where we can apply the necesary strategies to ensure the preservation of our investors capital.

Thanks man I just have to get a lil more creative now. 

What type of contract and fee structure would be considered “fair” for both myself and the investor, to ensure I am paid for all of the “pre-work”, i.e. property analysis, and what fee/commission should I charge if/when the deal is closed?

What type of contract and fee structure would be considered “fair” for both myself and the investor, to ensure I am paid for all of the “pre-work”, i.e. property analysis, and what fee/commission should I charge if/when the deal is closed?

I could HI Kevin,This transition that you're asking about above is extremely important to transition smoothly and plan for because it will ensure your subsequent VA use for additonal purchases.Once the current property is refinanced with a non VA loan this will free up your entitlement for additional use.The max conv limit in Ventura county Ca is 672,750 and the max loan limits for a high balance loan can go up to 95%.So what this means is theoretically you could refinance up to 672,750 loan amount with an appraisal as low as 708,158 dollars or higher before your loan is subject to jumbo/non conventional guidelines (much tougher to qualify for and has lower LTV's).The VA loan has some key features that other loans dont have:- a trade off of no monthly PMI but the upfront PMI is huge, equivalent to 2.15 - 3.30 Points (borderline hard money points).

Or any creative ways to finance them all together?