Hi Doug - I’m messaging you privately. 

I'm also learning about private capital right now which I hope to fully leverage after our portfolio is built up.

Texas Job Growth AcceleratesCOLLEGE STATION (Real Estate Center) – The Texas economy accelerated job creation in July 2018, according to the Real Estate Center's latest Monthly Review of the Texas Economy.The state gained 377,100 nonagricultural jobs from July 2017 to July 2018, an annual growth rate of 3.1 percent, higher than the nation’s employment growth rate of 1.6 percent.The nongovernment sector added 372,700 jobs, an annual growth rate of 3.6 percent, also higher than the nation’s employment growth rate of 1.9 percent in the private sector.Texas’ seasonally adjusted unemployment rate in July 2018 was 4 percent, lower than the 4.1 percent rate in July 2017.

It’s private property.

I have called a few people about private lending but nothing came of that.

Here are some alternatives to commingling your assets:using the Solo participant loan feature to do the deal outside of retirement fundsusing non-recourse financing from a lender or private source in combination with retirement funds as the down paymentusing your 401k or IRA and partnering with non-disqualified persons I'd recommend you reach out to a few providers who regularly post here on BP to get a better understanding of your options.

Use the "search" feature on BP.Depending on how extensive the odor is, you may need a multilayered approach.When we rehabbed a house that previous owners lived in and smoked in for decades, we found that we had to go much deeper than walls and paint. 

If you want to do a deal whereby private capital facilitates the purchase only to be refinanced out, just do it on the debt side.

I'll send you a private message with a link to one I looked at a client with last week.My advice: don't get tunnel vision on multis!

I love the HELOC strategy.. be your own private money lender!