The last two deals I bought had fallen through a week before closing, seller was counting on having the funds for their new purchase, had plenty of equity and they were happy to find someone who could step in and close on (almost) the original date, even though for a lower price.

Have you ever partnered with a private or hard money lender for a real estate deal?

The answer to your question, in my personal opinion, is to do exactly what you're looking to do in the future, right now...invest in small multi-family (up to 4 units) that you can purchase below market value in developing areas in order to capitalize on the appreciating value...but to do it with properties that also have lower entry costs, strong rental demand, positive cash flow, and with lower property taxes.

My Lowest possible property purchase price would be $68,750, with 20% down payment and we can allow up to a 2% seller credit attached.We can connect if you would like to learn more.

After that I am thinking about going right for my real estate license. 

We pride ourselves in keeping the forums positive, helpful, and focused on real estate (please, no politics, religion, etc.).

sales commish  loan fees on new loans etc etc.. seems knee jerk to me.. but hey I am not finding those issues with Vegas LOW property taxs some of hte lowest in the country and unlike FLA and TX very low insurance because limited to know real issues with bad @$$ storms like those other states. 

If you want a short term rental, just purchase a Hard Rock Hotel property in downtown San Diego.

Hello,My wife and I have been seeking a business line of credit to help us out with paying some debt we've accumulated through our real estate investing and to help with establishing some capital. 

Here are some common structures and terms that have worked well for both private lenders and borrowers in real estate, particularly for those focusing on single-family homes (SFH) and multifamily (MF) properties like you're considering in Philly’s B Class areas.1.