@Joel Owens so can someone go through a HML for a joint venture or must that be set up between a private money source and the borrower through a RE lawyer?

The amount of your payment is computed from the amount you borrow, the interest rate you're paying and the length of the loan (i.e., the term.)Your income and credit are considered when qualifying for the loan.

Was on the site, how does one borrow through the site?

/Mr banker/loan originator/loan officer/ "SALESPERSON" are going to charge me an additional fee to which I am already going to pay you a fee for when I borrow money from your company or source through the interest you charge me.

Oh, and as for the 'my home is/is not an investment' debate, here's my take: if you gain equity (almost a certainty in SF) than you can borrow against it to buy more real estate (and to me that makes it an investment.)

Although they definitely  form my experience do a very good job on due diligence on the promoter ( borrower) I personally  provided a full FBI background check full credit etc etc.. and usally when you do that that weeds out most HML borrowers.

How do you avoid giving 20% down payment on a non-occupant borrower / investor?

Generally a lender won't finance the sale of ORE.First issue is amounts received above the book value go to the prior owner, that means making a loan and then disbursing loan proceeds to the foreclosed upon borrower, won't happen, IMO.If the bank is beyond this issue with the borrower, they don't lend on properties that they got taking the risk of getting the same property back and going through the same pain again.

AU folks were borrowing against their run up in equity in AU and now they had nothing to show for it..

Lenders don't want you borrowing as an owner-occupant and then never intending to live there.