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.  

They are building a buy and hold portfolio with bank money or doing lots of flips with bank/private money. 

She said everything is negotiable.I had a few thoughts on what I could do and wanted to get some feedback. 1) I can borrow up to 65% from a private lender friend at 15% interest, with 12 months to pay back.

----CURRENT PROPERTY INFORMATION--****PROPERTY IS LOCATED ONE BLOCK FROM PRIVATE UNIVERSITYProperty built in 1935 (BRICK)4 two bedroom one bath units1 one bedroom unit in basement which is a legal unit (due to age) though no egress windows are presentLaundry area in basement containing 2 washers, 2 dryers4 lockable Storage units in Basement4 car garageCondition: (based upon my knowledge of property, haven't inspected as of yet)GARAGE ROOF: has many layers and though doesn't appear to leak as of yet, it is in need of replacing.BUILDING ROOF: appears to have two or more layers on it, and does not leak, though it will eventually need replacedWINDOWS: 26 windows, mostly crank out old style with small panes.

If you would like details of the meet-up feel free to private message me and I will give you details.Best of luck!

I'd be happy to speak with you in private also should you have any specific questions.Dave

Finaly have first deal under contract, a week or so from closing, but...We've been working with a private lender terms were generally good, until it went through underwriting when it dropped from 70% to 60% LTV.