I have clients who bought pre sale, 20% down, but now can't qualify for the mortgage as completion approaches (they came to me after buying and we will make it happen, but they were close to assigning) and with the uncertainty, private investors aren't as willing to lend, even with solid equity in the home, not to mention the private lenders are drying up as they did a lot of lending on the private builds that were booming. 

I've been in discussions with with a director of private banking at a local bank but in order for her to be involved she wants to wrap them into one commercial loan.

I'm interested in working with like-minded investors to re-build my wealth so together we can create an income machine, sustainable through all real estate cycles, keeping the company private so internal decisions are stream-lined when direction changes are needed.  

So in that case is my only real option to use hard money or private money in the short term and hope to refinance to conventional after seasoning? 

Hello, I could use some guidance, My mother was left two properties with 5 apartments here in rochester byShe's owns them in part with family and is trying to manage them There is extensive plumbing damage as well as needed updates She had no credit or moneyAny ideas as far as private funding for renovationsShe owns the properties outright there's value in them Wouldn't need much 20 or 30k

1) Do a JV with a flipper who is active in that area (find at the REI clubs)   OR2)Find a private lender

When I first started out I really had no idea what to think, what to do, or where to start...Today, I just finished my third investment as a private lender for a rehabber (earning 12.5% interest) and I have a fix and flip in the works (thanks to a great team I've been lucky enough to align myself with over the past year) which looks to be finishing up in the coming months.

(In fact, I have my own hard money and other private financing-- if I'm going that route- I'll keep the deal and do it myself). 

I am working with a private money lender who is funding a flip of mine from a Sunwest self-directed IRA.

In my market, each flip involves $100,000 to $150,000 from the hard money lenders and private lenders.