Need attorney specialized on SEC rules applied to real estate private lending and  commercial broker mortgage. 

When starting a Real Estate Investing LLC that has no credit or cash flow, but has large sums of cash reserves, due to deposits from private investors who own a % in the LLC, what are your options in terms of loan mortgage financing?

I have been working with a private equity partner who will fund a project if it will produce a high return for them. 

"Pool" your money with an operating agreement for the LLC that spells out everything (who does what, who invests what %, etc.) then find private lenders who will loan you the money to purchase the homes, not banks. 

Most use HML  and or private money loans so their cost of capital is usually 12 ro 14% apr. plus their closing costs to buy lenders policy and all the others. 

@Erika Carter...I was thinking hard money and private lenders.

There are usually lenders there to talk to.Always be networking looking for opportunities to partner or find private money.

If banks aren't going to lend to you, then private money is probably your only option.

You cannot advertise private offerings directly to non-accredited investors.  

We haven't tried bringing private investors and third-party money because we want to gain more experience before doing that; we also have enough capital to invest for ourselves, as long as we can get financing to get a higher cash on cash. it just doesn't make sense to go hundred percent equity into rental property.