Questions for you.Q1: What do you offer to your investors when you obtain the hard money purchase/rehab and your passive investors are brining cash to the table.

Excel has the ability to perform the iterations for you based on a look up table of values.

If so that knocks that option off the table.

How much equity are you bringing to the table?

So if an amenity you offer - hot tub, pool, pool table, cable tv, etc, is out of commission, you offer a refund? 

To answer your question on what I bring to the table is the expertise in the market (locating the property, relationship with local real estate agents, property managers and the builders) in which the Capital partner has no idea about on how to approach (especially if they are in a different state across the country).

Avoid paying people in cash, because "under the table" transactions make your expense non-deductible.Always try to minimize taxes, but remember paying taxes is a sign of your business being profitable, which is a good thing.

So that should give you some breathing room and take that concern off the table.

So, if you hold the property for more than say 7’ish years (I think that’s about ehere it works out on the amortization table), the conventional loan, already cheaper than fha to start, becomes even cheaper as the pmi comes off.Talk to a lender to actually run your numbers.

So here's my dilemma...I have been working under the table for WAY too long.