There are many groups that have popped up in the last few years, and it's best to align yourself with other investors focusing on the same niche... duplex conversion, flips, multifamily, short-term rentals, rent-to-own, joint ventures... what's your niche? 

This isn't the ideal (you want to definitely have your own buyers), but don't rule out the possibility of doing joint ventures with them.

To the OP, you seem to be facing the same thing every investor trys to accomplish, getting money to operate on.Look into joint ventures, partner with others.

If you're in the 25% bracket and married filing jointly, your AGI could be as high $137K, so this limitation would affect you.Further, its only $25K.

For estates and trusts, the tax equals 3.8% of the lesser of undistributed net investment income or adjusted gross income over the dollar amount at which the highest trust and estate tax bracket begins.For married individuals filing a joint return and surviving spouses, the threshold amount is $250,000; for married taxpayers filing separately, it is $125,000; and for other individuals it is $200,000.Net investment income means investment income reduced by deductions properly allocable to that income.

A few will take note that there will be joints to clean, but most will just like the look.

And should the parent and the son both be listed as "jointly and severally liable" even if the screening reveals the son is not in a position to assume this responsibility independently?

(no idea if it's legal or even possible)Lender A is in an equity partnership, 50/50 profit split with the flipper.The flipper needs 150k for the entire property, so Lender A funds their joint LLC, as per their agreement.Before the funding takes place, Lender A has an agreement with Lender B to where Lender B gets a fixed rate of return for his investment.Lender A contributes 75k, and Lender B contributes 75k to a joint bank account, which then funds the flipper's and Lender A joint LLC.Lender B is given a promissory note by Lender A, using Lender's A 75k as collateral.The property takes 5 months to complete and makes a 20k profit.Lender A and the flippers joint LLC is then funded with 170k, they split the profit 10k/10k.Then Lender A pays back Lender B (75k + interest @ 10% = 3.5k), as per the promissory note.Lender A is left with 81.5k, so 6.5 k profit.(170k-10k = 160k, 160k - 78.5k = 81.5k)Now, if the property takes a 20k loss.150k - 20k = 130kLender A and the flippers joint LLC is funded, no profits to split.Lender A then pays back Lender B (75k + 3.5k = 78.5k), as per the promissory note.Lender A is left with 51.5k, so a 23.5k loss(130k - 78.5k = 51.5k)Lender B investment should be protected up to a 75k loss Lender A has invested.

@Chris- We have a joint venture agreement in place.

Please contact me for networking, joint ventures, and wholesale deals!!