SO for those of you beginners who don't have much cash and you want to flip a house, here's a 3-step process on how you can do your first fix-n-flip with no cash out of your pocket:Step 1: Raise Your Downpayment Using a BUSINESS LINE OF CREDITHard money lenders require that you have "skin in the game" or downpayment.

Im thinking...if he comes in with half the skin...I can treated as a normal JV 50/50 or 60/40 @Nnabuenyi Anigbogu@J Scott

It may never happen, but nevertheless, I am determined for now to do what I can to find that one property which will allow me to start my journey into RE investment world.My advise to you is this: have a thick skin.

I have skin of an aligator :)That actually is one of the main reasons that I signed up and posted.

Also, seems this began with the assumption that a lender would loan 80% with the seller taking 20%, won't happen, there is no skin in the game. :)

Kind of an interesting Banter going on here about HML vs Cash Vs ConventionalWhile I too have never used HML here are the things I think about with themFor easy math lest use $200K as the loan amountThe assumed qualifiers for the person who are looking to borrow are Solid credit, willing to allow 1st position to the HMlender, Able to have their own skin in the game vis a vie capitol for renovations etc… Targeted a real deal.My questions would be for Don Kanipol HML guy what is the cost of this 200K capitol for 120 days?

You also meet a private lender who will lend in two separate ways: Long term (10-15 years) mortgage on investment property at 10% with minimal down payment (this is negotiable, but it’s just so the borrower has SOME skin in the game), or short term (minimum of one year interest guaranteed) at 12% (acepting interest-only payments). 4.

Happy Thanksgiving and go Skins!!

If the property is clearly an investment style property (neighborhood, price point, condition) then the agent needs to develop thicker skin because low-ball offers are coming.

Purchase Price $415,000 (Acquisition + Skin in the game )ARV $550,000Rehab $50,000Max Loan $385,000 ( .70 x ARV )Acquisition $335,000 ( Max Loan - Rehab )Skin in the game $80,000Purchase closings costs $5000Purchase Points $15,400 ( 4 points x max loan $385,000 )Money Needed upfront $104,000Holding Costs for 180 daysGas + Taxes + Interest ($28,479) + Water + Electricity + Insurance ~ $34,671ARV or Sale Price $550,000Less Realtor Commission @ 2% $11,000 ( I will be listing it on my own )Less Hard Money Loan $335,000Less Holding Costs $34,671Less Closing Cost  $7000Net Proceeds $162,328.00Did I do these calculations correctly?