I was buying court house steps in fort Meyers  new or near new homes for 30 to 40k cash at the steps in 093. my well documented clients in PHX AZ losing 4 plexs they paid 350k for in 05 and having them go vacant and they let them go to foreclosure thereby ruining their credit and losing whatever cash they had in them.. 2010 they were selling for 100k or less and still vacant.so on and so forth.As long as credit does not freeze the values have been reset .. those that were lucky or smart enough or came of age to be investors and bought in the trough historic low price points historic low interest  many paid cash as financing was still tough.. so as long as they don't drink the cool aid and refi out and leverage up you have the makings of a very strong asset base.. plus all the foreigners who paid cash there were literally hundreds of thousands of homes paid for in cash by Off shore folks.. then add in the half a million or more that were bought by hedge funds.. 

. :)  is HML  and I am thinking wow .. this is going to some heartache and sure enough some of the folks that posted have done like 10 loans and 7 are in default.. the foreclosure time in NJ and NY two states I personally would never be a lender in is 2 to 3 years.. and by the time you get the asset back its ouch time.. and that has played out for some folks and there is a high profile one in Atlanta that has been going on for years.. suppose to sell at 6.5 million and its listed under 3 now.. although I think they may get their principal back or most of it but its been 2 or 3 years.. and you know how investors get stressed.. and then the other issue I saw coming with crowd funding .. and remember my background is I have owned 2  Hml companies over the years one of them in Oakland CA with 250 clients and about 50 million under management.. these guys went about raising money from 5 to 10k investors and would literally have 20 or 30 investors in one loan..

Paula,What are the risk in down payments opposed to placing the funds in a trust?

My husband and I currently have 1 rental unit, a townhome which cashflows a bit over $500 a month in the Portland OR area, I have had this unit about 4 years now, so I got it for a great price at a good interest rate.I also have my own home, and both of these properties have a lot of equity in them, I have about $260K worth of equity altogether that I could get on an HELOC if I wanted to (this is the 80% LTV less current mortgages, actual equity is more). 

Hi, I’ve got a deal lined up but am confused about the final funding.

What other opportunities would you be missing out on by committing your funds to this project instead?

I have received great private funding for basically any deal not to exceed 3M.

If so, ideally you would be able to pull out all of your funds, perhaps a profit, leave 20+ % equity, and still have the deal cash flow nicely.

Your expectations are mostly correct... you're being quoted a portfolio HML-alternative rate that'll go to 80% LTV.

Congrats on saving up so much and putting it in stocks, bonds and crypto but they don't generate monthly income.Take those funds and buy rental properties that pays you checks every month.