are you planning on keeping the private money loan for the long haul or are you going to refinance once rehabbed/rented?

Im looking at 7% however I think a better safe guard for me to have enough skin in the game is to move the sales price higher just in case he decides to pay off the loan earlier.

@Beth Anderson, You can use a FHA 203k loan to wrap renovations into the loan.

Contract for Deed | Texas Law HelpReason I ask is a contract for deed is a type of seller financing that the owner maintains title to the property until the loan is paid off.

I also say that because as the property appreciates you can always refinance the loan to gain more cash flow or cash out etc..Rarely have I seen investors hold their loan for the full term.

However after running the cost it would be a 25yr loan of $33,000 at 5.99% and the monthly payment would be $150. 

Moving forward I plan on doing 2-3 flips per year which will be will be Cash deals with no loan.

I did explain to them their options they had (such as sell it on the market, keep it and file BK, get a loan mod, and credit counselors out there who could potentially assist).

If an investment property, there non-warrantable DSCR loan options.Some details:Loans available for purchase, rate and term refinance (no cash out) and cash-out refinanceCredits score down to 620LTV are up to 75% for purchase and 70% for cash out.Rate buydown feature available.DSCR (lower of gross rent lease or Form 1007/216 rent divided by PITIA) as low as 1.0x.For experienced investors (one year of investor experience and own home), short term rentals can be structured off of 12 month short term rental history with 20% expense factor.

Hi Andrew,We've been wanting to develop our backyard for some time, and are looking for partners to supply the gap funding on a construction loan.