If you see someone who has mastered a certain positive character trait...like integrity or honesty.

If your going to do all the leg work and u know what your doing - prove it to someone who has money and make a deal with them - win/win.The other thing I would do is - think about your strategy - think about your original post and put yourself in the sellers position.

It hit me one day - if I'm in a position where I NEED to use precious metals as a "currency" then what I'm going to be using it for that I desperately need is food.

Not many will lend if they are not in first position.

If your cash position to invest is 500 or 5,000, the best advise is to continue to hoard and educate yourself through this site with seasoned pros in this industry and experienced pros in other asset classes els where. stock tips are worthless unless your friends dad works for an airline that gets a favorable decision on a plane crash case(wallstreet, circa 1987;). p.s. invest in what you know, if you know little invest in your education, books, seminars, etc.

Are you in first position?

property taxes and property tax liens are 1st position over anything and everything here in my county.

The fact that the duplex I'm in now will show decent positive cash flow once I rent both sides happens to be pure luck!

If that's the case than doing the math again we have:Rent-$2400Expenses-$1200NOI-$1200Payments-$1292.01(6.75%,30 year,20% down which comes to $199,200 from $249,000)Cash Flow:-$92.01 in the holeRent-$4600Expenses-$2300NOI-$2300Payments-$2075.51(6.75%,30 Years,$400,000 with 20% down which comes to $320,000)Cash Flow:$224.49 positive cash flowThe first deal I would pass the second deal might be worth it.

Teh key is to invest with someone who knows what they are doing, has a great track record, and your lending position is always first position and not to exceed 80% of low end value.That way, you are assured your return even if you did have to foreclose.I am not an attorney so I am not sure if I am 100% correct on the BK issue, but your recourse is first in the property (which if done right has enough equity to get your principle back and in this case, I believe it would not be considered a buy and flip so no UBIT - check with an attorney on that) and second (in my contracts) I persoanlly sign my own credit on the line and thus, if you were to foreclose on me for non-payment (which has never happended by the way) you could then go after my personal asseets in addition to the subject property in the case that your full principle and interest was not covered from taking back the subject property.As an investor, I would want every recourse possible to get my money back (securing my investment) and as such, I offer that security to my private investors.I still want to get this money out of the IRA with the least loss possible.