The following quotation://Begin QuoteOn the other hand, interests in a general partnership or joint venture normally are not securities because of the legal power of the general partners or venturers to participate in the management and/or business operations of the entity.

A bank, hard money lender or even another private investor willing to be more of a debt provider can offer potential solutions.The buy and hold strategy is good but it is not clear you have thought about how to recapitalize your venture.

So you pay $1 extra to save 6 cents in interest... you could have instead invested that $1 and received 15 cents in returns, paying off the 6 cents in interest and leaving yourself 9 cents.Game changes slightly if you have 10 properties and can no longer get additional funding (easily) or if you've ventured into the business investing area where rates aren't fixed and are higher.

If you are still in the rehabbing business, are you using borrowed funds or your own money or joint venture?

Good luck as you venture into RE full time.

As Rich Weese pointed out, I've had 10 years worth of bad luck in just 1 or 2, so i should be good for the next 8 ;)Real Estate has produced more self made millionairs than any other "business" venture minus some dot com boom stuff, but that is unlikely to happen again, real estate has produced these people for 100's of years.

I might go there if I had the support and like Rich, I'd send the profits to a charity, I don't need another business venture, besides, I think it would really look hypocritical of me to shoot at gurus and then sell something.

We haven't ventured to anything above 4 people.

If you're going to venture out of your local area - you need to know it as though it IS your local area.Simple advice - if your state is a lien state, then start there.

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