So here are the numbers....Property sale price is $11M (50 unit built in 2017, 98% occupied, rents on par with market)Rental income totals $860K (rents plus all fees and garage rentals)Expenses total $240KAble to secure a 75% LTV mortgage at 4.85% (30 yr amortized, 7 year then balloon) coming to $522KThis leaves $100K for the year. 

Hi I want to become the Brick and Mortar for a Private Money Lending Company.

I asked for a co-signer, but instead she offered 4 months advanced rent plus security. 

But I have close to nothing to offer as collateral, and no liquidity for a down payment.I would search for an answer to this question if I could think of the right way to phrase it in a search string, it's probably a stupid question, but here goes:Would it be possible to offer something MORE secure, thus making lending to me less risky, than merely allowing them to become the 1st position lien holder?

It was a stepping stone process and along the way, I built up more private money investors, more sub contractors, more GC’s, and more suppliers with better discounts.Look more RE into building the business and less into how much labor your husband does on the jobsite with his own hands.

I'm looking to be a private money lender with the funds I move into these accounts.

At closing the leases and security deposits are transferred to the new owner.

How do I include private money in the BRRRR calculator and the Rental Property Calculator?

lets say in this market your actual cash on cash with quality assets is about 5 to 7% return I think that's pretty fair in todays market on 100k rentals.. so lets say 7%  of 25k.. give you 1700 a year in cash flow net.now lets say you bought a quality performing note secured on the exact same collateral.. only instead of investing 100% of value your the bank at 65%  so you loan 65k  your spent 75k on your down payments to generate 3X 1700 a year.and your performing NOTE on the exact same assets  at 65k is making 9%  which is quite doable.. so roughly 5900 a year in come on your note.. and you have ZERO cost to your note.. its just pays every month.. into your account.. so take your 5900  and 3X 1700 5100  that's 11k a year .. pay down one 75k note you will pay this off in about 7 years .your note at 65% LTV being interest only is still worth 65k.. its just a cash flow machine.. and now your free and clear asset just dropped a 500 a month payment ( just spit balling.. ) now you have another 16k a year to pay down your next note which has been paid down to say 65k with normal payments so in 5 years that's paid for then you do the next one and its paid for in 4 year lets say.. so in about 16 years you now have 3 paid for houses and your 65k note as its still an interest only note.. and its all equity.you income on those three homes and your note.. brings you up to about 3k a month or so.. and its all paid for. not a bad use of 150k to start with.. and pretty manageable for home.Or you could just buy 3 notes to start with making 14k a year in income and save it for 5 to 6 years and pay cash for homes going forward.. few ways to work it.. 

Just like a reverse exchange but instead of the QI purchasing the new property and holding it until your construction was complete we lease your property from you on a 30 + year lease and improve the property and 1031 by purchasing the leasehold from us.There was a private letter ruling that indicated this was ok a few years ago but recently some new clarifications seem to put it in jeopardy.