If you're dealing with a lot of custom residential projects (old houses, different architectural styles, etc.)... then it misses a good design opportunity to make your house really stand out and look as good as it possibly can.

It's my understanding that cash out refis are hard to come by.You may need to get private money, obtain a huge second or refi it and then do a no cash out refi later to get where you want to be.Only two ways to get equity out, sell the property or borrow it out, borrowing has tax advantages and does limit liability in a round about way.I'd consider your cost of money and use of funds considering paying down principal on a home that was to be used for a 7 year period, you could probably do much better using it in other ways.

As Bill Gulley said, as a listing agent I don't accept these "loan preapproval" letters that guys get off the interent from some supposed internet "private money lender".

I have a tendency not to combine this activity of management and selling because its too intrusive to my style of ownership.

With my day job I've got lots of contacts for buyers and also some private money guys so that is not the issue.

I have friends that went to private universities and paid 2-3 times more than your standard state university and come to find out it was a waste of money.

Are you able to do this i.e. 50% and have a other job to cover your private expenses Until the business catch up?

The letters work just as well without all the hassle.Then I fold the letters into quarters and they fit perfectly into a white or ivory A2 invitation style envelope, (size 4 3/8 x 5 3/4), that you can pick up at Staples or Office Depot.I never use a printer to print the recipients address.

Also how would I go about finding private investors to table fund my 24 hour flip?

Under $200,000 SFH 3/2 good condition structurally (I have a great sense of style and aesthetic for cosmetic upgrades)J Martin in Richmond....What a nice and gracious email.....Thanks for giving of your time and great insights.