@Lisa Eckman hard money is institutionalized private money comes from individuals who typically aren't running large operations but lending their own personal funds

I of course want my own investments on the side, but to also be around like-minded individuals.

I'm happy to get together and talk shop anytime, just to be around some like minded individuals. 

I’m looking for suggestions, info, drafts/formats, etc to present to potential financial partners to finance deals.I have more deal opportunities that financing available and am getting to a point where I’d really like to bring in outside/investor cash financing.I know several individuals in my network that are interested / willing to invest, but I need to be annoyed to present them with a term sheet or agreements And was going to see if anyone could offer help in putting something together or where to find.Thanks for any help!

The company downsized, which was disappointing as I felt I was just hitting my stride having built the above described network, with all of my clients happy with progress and subcontractors that would prioritize working for me over other work because of my means to move projects forward without yelling at anybody 😂Over the past few years I have taken the real estate classes for both NC and SC passed the tests but changes in plans kept me from pursuing Real Estate Brokerage as a direct career. 

@Paul Latendresse it depends on everyone's individual circumstances.

The purchase price was $80,000- I paid $30,000 to the seller (by flipping 2 mobile home lots in town and profiting $14,000)- I assumed to note that was held by another individual. ($50,000 @ 8%) No pics cause BP website wont upload or save it :( What made you interested in investing in this type of deal?

You are protected up to $250 individually and $500 as a couple based on my understanding and opinion, keep the orders and the documentation that supports the timeline because you're likely to have to prove it several times but I dont think you have much to worry about. 

They also sub-leased without approval and those individuals never ended up paying me either.

On the other hand, getting all the infrastructure in place to be able to individually bill the tenants can be expensive, if possible.I might take property B and then start charging a flat fee for utilities and over time up that flat fee.By the way, when you say property B is at market rents do you mean rent minus the utilities the owner pays is market rent?