Over many years of traditional employment, we have acquired several small tax sheltered annuity accounts. 

I have a fair amount of equity in both properties and will have my primary paid off soon. 

Experienced investor in other markets with 1 door in Emerson Heights will be 'boots-on-the-ground' next week - March 1-3 - searching for new doors & possibly a new primary residence. 

No traditional lender will finance this on it's own.

I've been able to find roughly 1/month without investing time or money into my own marketing, but there is a definitely ceiling if I'm relying solely on the MLS and wholesalers.I'm hoping that with a three-pronged approach, with 3 streams of leads coming into my business, I can find 36 deals in a year.So 3 primary questions around marketing through mailers come to mind:1.

So, I am thinking of couple of strategies.1) To sell and reinvest in other properties, i will have to do a 1031 exchange since it has been about 5 years since it has been my primary residence.2) continue to rent it out and wait for value to increase further.

So the scenario presented, was a hard money loan primary that will fund at 65% ltv.

Now, this is a part-time job, so I have to chance of getting a traditional loan, but I have a few people in my department that are willing to invest with me on deals if I show them that it is a good one.Here is my question, is there a way that I can take their hard cash and giving them a sort of IOU with a predetermined share of the profits of the sale or cash flow from the purchased property?

Would that be considered an 8 unit and would I be eligible for a commercial loan rather than a traditional mortgage loan?

Both of which almost tripled 6-8 years then dropped to about 90% of purchase price.1 in 2009, 1 in 2010, 4 in 2011, 1 in 2012, 1 in 2013, 2 in 2015 and my primary in 2014.