If you deliver outsized value your investors will provide introductions to their friends and you can grow more organically and graduate to other exemptions, control your deals more, lower your cost of equity capital, and have a fund construct that affords the opportunity to provide capital quickly to be more competitive on the buy-side for projects.  

and well to make it short, my conclusion was " I was not doing things right" "I failed my self and my family for relying on outside sources to take care of us" This time going forward I am more committed than ever to pursue my journey in investing and never again rely on things that are not in my control dictate my well being. 

You retain full operational control as the manager, but the financing ground rules are codified in the OA so your investor is safe knowing their priorities are accounted for.Then, if there's an opportunity to refi at some point, and it doesn't go beyond the LTV your investor is comfortable with, you can do it.The issue is not to refi or not, the issues is leverage.

Although, there are ways to circumnavigate that, like with a Delaware Statutory Trust, for example.

I am also a new investor from Delaware and have a property currently in Delaware.

If your parent company is in the same LLC it would make that single loan MUCH easier...This is how our LLCs are set up:ABC LLC controls all the other LLCs.

Unless you invest via an LLC owned by the IRA, you will not have checkbook control over the funds which means you need to run transactions (e.g. income, expenses, etc.) through the trust company who will need time to process the transactions and generally charge fees for each transaction.

I’m worried as even if the property management company is established and professional I want to have greater control over my money and I don’t know what they do with it or whether or not they underpay me.Do property management companies allow the owner to have rent payed into their bank account preferably via an online portal like Buildium where both can manage operations and then the owner pays the property manager their management fee.

For a while I lived just off "Street Road" which was a major road in either Delaware County or Chester County PA.

Originally posted by @Francesca De Laurentiis:Looking to get a loan for a home and i have a lender that stated they will gift me a percentage of the closing costs.