I view hard money lenders not as private investors but banks without the same restrictions, you say it is about the deal but only as long as the deal is not to good.

Water is via community well and sewage is private septic field.

I am looking for a basic private lender agreement. 

look in some of the hard money postings on BP's or find your own private money and become a flipper.  

All this is why I moved to private lending in 2010.

Hey fellow BP'ers,My business partner and I are looking to become a private lender to flippers and investors in Los Angeles and Orange County.    

Since you are a contractor I assume you can build a home - ever thought of building spec on privately owned vacant lots using the lot as collateral and including the owner in the upside of the property sale?  

Hi @Lorie GravittYou might want to partner up with someone or look into private money lender.

Shoot me a private message if you would like to connect sometime and I might be able to help you out with a rental analysis.Dan 

There is the exemption previously mentioned for the private  lender doing 5 or fewer loans per year.