Other than that, like Bob said, you can do HML, private funds, or find ways to pull the money from other sources.

Cardinal Financial will fund out of state investors.

so if your EM is just 500 or 1000 you will lose money going that route.. then if you cant still agree the title company or attorney at least on the west coast will send the funds to the local court with an interpleader..

I would be an IDIOT to use my funds to finance someone elses project .

This is a big loan amt and I'm not sure anyone can do it w/ the LTV 

You may be able to find development funds to help with the process and then will probably need to refinance at the back end.

@Tyler KastelbergHi Tyler, what is the typical cash on cash return in passive RE investment instruments like apartment buildings, commercial RE, RE Mutual Funds, REIT?

I gather that she manages funds for adults who are in some form unable to manage their own affairs.

Look at this way:Does the person have the funds/assets to pay you?

I plan to lend her funds through my self directed IRA as hard money.