I have over $100k in escrow and I lost a private lender due to the 1031exchange rule due to the seller changed the closing date.

Not sure if your flipping or trying to buy rentals, but you could try using hard money lenders or find some private people to lend you money.

    Hey Folks,  does anybody on this feed have a custom made wholesaling contract that I can use with private sellers?

(a) A unit of local government, as defined in Section 1 of Article VII of the Illinois Constitution, shall not enact, maintain, or enforce an ordinance or resolution that would have the effect of controlling the amount of rent charged for leasing private residential or commercial property.Excerpt from: http://www.ilga.gov/legislation/ilcs/ilcs3.asp?

Questions: I have a friend who wants to invest into my Fix and Flip business.If he lends me $20,000, what would be a very good interest rate to pay backthe loan??? 10%, 15%, 20%, 25%. The money he is lending me is onl...

It is a judgement call in which criteria include active participation, passive participation, purpose, etc.In any case, since no general solicitation or advertising was done, the deal probably qualifies for exemption from registration under the private offering exemption, or similar such on the state level.No formal Reg D would be recommended as this is a small transaction.  

Then I can move on to the next property, while using the first to work with a private/HML to use as collateral for my next project.

I have my eye on a couple of possibilities and may go bigger than I planned depending on whether the private financing comes through.

I built a custom home last year in Northern NH for about $180/ft but that had a private well and septic with higher end finishes (quarts, custom cabinets, radiant heat, wood floors, ceramic tile, cathedral ceilings)

I don't have a list of private investors other than what I read.