NEW: BP Podcast 66: Flips, Apartments, & Protecting Yourself From Professional Tenants with Michael Blank

Hide this

From the BiggerPockets Blog

 BiggerPockets Blog »

Jump to Forum View All

Click a category below to view different forum categories.


General Info

BiggerPockets Q&A, Site Questions, & Announcements

1514 topics, 14394 posts — Last Post 04/18/14, 08:14PM

BiggerPockets Exclusive PRO Area

117 topics, 839 posts — Last Post 04/18/14, 05:47AM

New Member Introductions

10884 topics, 85601 posts — Last Post 04/18/14, 10:01PM

Real Estate Success Stories

396 topics, 6147 posts — Last Post 04/18/14, 07:52PM

General Real Estate

General Real Estate

Buying & Selling Real Estate

5935 topics, 46772 posts — Last Post 04/18/14, 09:14PM


642 topics, 5810 posts — Last Post 04/18/14, 07:52PM

Get Foreclosure Help - Help Stop Foreclosure Forum

316 topics, 2557 posts — Last Post 04/16/14, 03:58AM

Home Owner Association (HOA) Issues & Problems Forum

237 topics, 1609 posts — Last Post 04/17/14, 08:53AM

Do it Yourself

655 topics, 6264 posts — Last Post 04/18/14, 04:19PM

Reviews & Feedback

Real Estate Deal Analysis and Advice

3673 topics, 29445 posts — Last Post 04/18/14, 09:22PM

Real Estate Guru, Book & Course Reviews and Discussions

1133 topics, 11557 posts — Last Post 04/18/14, 07:51PM

Ask About A Real Estate Company

740 topics, 7318 posts — Last Post 04/18/14, 11:52AM

Real Estate Investing

Real Estate Strategies


5602 topics, 43731 posts — Last Post 04/18/14, 10:12PM

Rehabbing and House Flipping

3333 topics, 30986 posts — Last Post 04/18/14, 07:34PM

Real Estate Development & New Home Construction

552 topics, 4682 posts — Last Post 04/18/14, 04:31PM

Innovative Strategies

703 topics, 6027 posts — Last Post 04/18/14, 08:48AM

Tax Liens, Notes, Paper, & Cash Flows Discussion

866 topics, 6676 posts — Last Post 04/18/14, 05:56PM

Rent to Own a.k.a. Lease Purchase, Lease Options

691 topics, 4871 posts — Last Post 04/18/14, 03:32PM

1031 Exchanges

143 topics, 1054 posts — Last Post 04/18/14, 08:41AM

Foreclosure Investing

General Foreclosure & Pre-Foreclosure Forums

1686 topics, 11285 posts — Last Post 04/18/14, 01:32PM

HUD, VA, and Tax Sales

414 topics, 3089 posts — Last Post 04/18/14, 12:05PM


1214 topics, 10570 posts — Last Post 04/17/14, 02:28PM

Short Sales

1534 topics, 13120 posts — Last Post 04/17/14, 04:44PM

Landlord & Tenant Forums

Landlord & Rental Property Questions

7202 topics, 70729 posts — Last Post 04/18/14, 09:52PM

Mobile Homes & Mobile Home Park Investing

638 topics, 5140 posts — Last Post 04/18/14, 03:22PM

Investor Basics

Starting Out

7698 topics, 60428 posts — Last Post 04/18/14, 10:15PM

Investor Psychology

431 topics, 6104 posts — Last Post 04/18/14, 06:08PM

General Real Estate Investing

4716 topics, 37179 posts — Last Post 04/18/14, 09:50PM

Real Estate Investor Marketing

1730 topics, 14092 posts — Last Post 04/18/14, 01:03PM

Commercial Real Estate

Commercial Real Estate Investing Forum

1410 topics, 8985 posts — Last Post 04/18/14, 10:17PM

Multi-Family and Apartment Investing

1109 topics, 9221 posts — Last Post 04/18/14, 09:48PM

The Business of Real Estate

Real Estate Technology and the Internet

Real Estate Technology, Social Media & Blogging

639 topics, 4885 posts — Last Post 04/18/14, 02:57PM

Business Basics

Goals, Business Plans & Entities

831 topics, 7562 posts — Last Post 04/18/14, 04:25PM

Real Estate Finance & Legal

Financial, Tax, and Legal

Tax, Legal Issues, Contracts, Self-Directed IRA

2784 topics, 20000 posts — Last Post 04/18/14, 03:01PM

Property Insurance

309 topics, 2045 posts — Last Post 04/17/14, 07:41PM

Personal Finance Discussion

328 topics, 2731 posts — Last Post 04/18/14, 04:33PM

Loans, Mortgages, Credit Lines

Private & Conventional Lending Discussion

2832 topics, 19694 posts — Last Post 04/18/14, 06:48PM

Creative Real Estate Financing

1209 topics, 8768 posts — Last Post 04/18/14, 08:34PM

Crowdfunding Real Estate

35 topics, 461 posts — Last Post 04/18/14, 05:17PM

Real Estate Professionals

Real Estate Professionals

Real Estate Agents

1209 topics, 7981 posts — Last Post 04/18/14, 09:11PM

Bankers, Lenders, and Mortgage Brokers

441 topics, 1922 posts — Last Post 04/18/14, 09:39AM


267 topics, 1677 posts — Last Post 04/18/14, 01:58PM

Local Real Estate

Local Real Estate

Local Real Estate Networking & Recommendations

1988 topics, 11602 posts — Last Post 04/18/14, 04:54PM

Americans & International Real Estate

161 topics, 566 posts — Last Post 04/14/14, 11:19AM

Foreigners Buying in the USA

62 topics, 409 posts — Last Post 04/10/14, 06:27AM

Canadian Real Estate

64 topics, 428 posts — Last Post 04/18/14, 04:22AM


Real Estate Marketplace

Real Estate Marketplace

15015 topics, 53950 posts — Last Post 04/18/14, 09:07PM

Real Estate Events and Happenings

163 topics, 2499 posts — Last Post 04/18/14, 07:45PM


Off Topic


2905 topics, 32408 posts — Last Post 04/18/14, 05:31PM

Housing News & Real Estate Market

914 topics, 8351 posts — Last Post 04/17/14, 08:41AM

BiggerPockets Real Estate Investing Summit

97 topics, 1751 posts — Last Post 04/10/14, 02:27PM

BiggerPockets Resources

Forums » Private & Conventional Lending Discussion » Need help understanding private lending process

Need help understanding private lending process

15 posts by 10 users


Real Estate Investor · vineland, NJ

I would really love if someone could give me a big overview of how the private lending process works. I'm a beginning investor and i see the power of using private funds but i just don't know the proper and legal way of doing this.

now i know about talking to people you know, other investors, and marketing to other high net worth individuals, which all of this i would consider the first step in the process.

the second step i'm guessing some will say is working out the agreement/financial details with the your private lenders once they say they want to invest (which i plan on doing all this in step one, letting them know they're either going to invest as a lender or has a partner and this is what they'll get in either scenario)

but my questions are:

1. when do i have to worry about the SEC?
2. what paperwork will i have to provide to my private lenders for them loaning me money (well loaning the deal money)
3. do i have to file any paperwork with my state in order to use other peoples funds for my deals?
4. when does private placement memorandums come into play

Property Manager · Berwyn, Pennsylvania

POST REMOVED BY ADMIN - This forum is not for promoting your ebook, but for helping answer people's questions. Thank you.

Real Estate Investor · Gainesville, FL

Your investors will most likely want a mortgage on the property OR ownership in the LLC that houses the property. You have to give them something in exchange for their money.

Mortgage on the property is the easiest. Ownership in the LLC will require an operating agreement that will outline the investment.

Depending on how serious you are at approaching investors, you will probably need an attorney to draw this up. Maybe you can have the investor use theirs so they are comfortable.

I wouldn't worry about the SEC unless you are starting to get heavy into national advertisements and solicitations. Start small. Start local. Trust me, if you start reading the SEC rules on this stuff you will quickly find out that most EVERYTHING is against 'policy'.

Real Estate Investor · vineland, NJ

Hey Jason, thanks for taking time out of your busy schedule to give me some knowledgeable advice about this topic.

all I need now is to know how to keep my attorney fee's down when creating these contracts lol, which I would like for my lawyer to draft so that way i'm well protected at an advantage (my lawyer charges $320 an hour, thats why I'm concerned about this issue).

Real Estate Investor · Gainesville, FL

I agree, attorney fees can add up very very quickly. Spending too much on an initial operating agreement can be a waste as you may never find an investor to use it with OR that investor may want the contract to be re-worked with changes.

My suggestion, and what I've previously done, is basically sit down for a week and do your best to construct your own contract. In my opinion, the operating agreement needs to outline the investment specifics best as possible and cover as many 'bases' as possible.

The agreement should hit these points:

• the members' percentage interests in the LLC
• the members' rights and responsibilities
• the members' voting powers
• how profits and losses will be allocated
• how the LLC will be managed
• rules for holding meetings and taking votes, and
• buyout, or buy-sell, provisions, which determine what happens when a member wants to sell his or her interest, dies, or becomes disabled.

You never know, keeping it simply may help attract more investors than you think. No one ever likes to think that the person that they are working with is more "lawyered up" then they are.

Coming up with something simple may save you a lot of money and give you a good foundation for going to an investor or an attorney to fix the holes.

Hope this helps

Real Estate Investor · Denver, Colorado

We did a free teleclass in July called private money magnet and the replay is at

It's long (2 hrs) but it answers a lot of questions. Hope that helps!

Real Estate Investor · vineland, NJ

Hi Susan, thanks for the link your awesome. Susan i wanted to ask you do you have this same recording but in mp3 or other portable file format.

because i love to download audios like this to my mp3 player and listen to them through out the day.

Real Estate Investor · Denver, Colorado

Sure - PM me and I'll send it to you.

Real Estate Investor · Middleton, Massachusetts

Hi Susan,Jason &life students,
I sure was happy to find this forum. I am presently looking for private money and felt like I did not totally understand the process. I currently have 2 properties a 10 unit mixed use building and a 6 unit mixed use. I am placing an offer on a 45 unit building. Now in the past I used my own money for the 20% down but I want to keep my liquid money especially today. And after reading books and Teleseminars I come to realize I was actually wrong to use my own money. I will look at the link that Susan posted but when you use Private Lending of any sort what is the typical % rate? And what is the typical length of the term? I need approx $550K for this deal and would like to know all that I can prior to approaching a Private Lender. And Jason I like your concept on the Attorney you are correct keep the agreement simply understood but complete and precise. Thanks to all

Real Estate Consultant · New Mexico

Hey, great question. I found a bunch of free videos on different topics of private money the other day. They make you opt in to see the next videos (I think there were 5), but it's well worth it since they're free. I found them at *******

Good luck!

And by the way, if you mainly go out and get private funding through networking and referrals you don't have to worry much about SEC stuff. And, just have your escrow company or attorney draft the mortgage, note, etc. for you. It's way cheaper and easier that way, trust me.

Originally posted by Troy Mockridge:
And by the way, if you mainly go out and get private funding through networking and referrals you don't have to worry much about SEC stuff. And, just have your escrow company or attorney draft the mortgage, note, etc. for you. It's way cheaper and easier that way, trust me.

There are several states that REQUIRE you to file with them BEFORE the first private money transaction takes place in their state. No matter the amount, no matter how well you "know" your network. If they aren't family or "very close family friends" registration is required.

Be very careful, there is a lot of really bad information out there relating to registration requirements. Unfortunately, about the only time you will know you did it wrong is when you get served with the papers from one of the regulatory agencies covering this area. At that point, it will turn into a very expensive learning experience.

Real Estate Investor · Goose Creek, South Carolina

My question is how do you find investors willing to do this? The nearest investment club has usally a couple people attending, then I looking at an hour drive to the next one. I wouldnt mind partnering with an investor to do a JV and to be a mentor. Its been so difficult to be able to find. So when you guyews atalk about investors money, where do you the resources, find these investors willing to put up their money?

Rehabber · Santa Clarita, California

Originally posted by Jason F:
Keeping it simply may help attract more investors than you think. No one ever likes to think that the person that they are working with is more "lawyered up" then they are.

Coming up with something simple may save you a lot of money and give you a good foundation for going to an investor or an attorney to fix the holes.

It can also cost you dearly if you make a mistake! Not spending the money on proper documentation is a recipe for disaster. I would NEVER recommend anyone not consult with an attorney or use someone's contracts that has done so. You may save $ initially, but it could cost you much more down the road.

As far as what you need, a promissory note and a deed of trust (usually a first) will cover it. Forming LLC's is totally unnecessary for seeking private funds. They loan the money, and have the promisoory note and deed to guarantee their investment, just as a bank does. The only need to form an LLC is if you are creating a partnership in which case, you are not really using private money investors, but a "partner".

Matt asked where do you find PI's. You have to market for them. Word of mouth is a great place to start. Tell everyone you know, that you borrow money secured by RE and pay handsome returns. You can market to people with retirement accounts (IRA, 401k, etc), advertise in publications (be careful on your wording here as you do not want to violate any SEC rules), and you can hold small meetings or even one on one presentations either in your home or for a breakfast/lunch meeting. Social networks such as BP are also alternatives.

As far as %, I pay anywhere from 8%-18% depending on the investment.

Small_be_logoWill Barnard, Barnard Enterprises, Inc.
E-Mail: [email protected]

Wholesaler · Altus, Oklahoma

Your local REI club could have a ton of private lenders or sources for private lenders so I suggest joining one near you.

Rehabber · Santa Clarita, California

Any investment club near or far is an opportunity to find private lending investors. It does not have to be local.

Small_be_logoWill Barnard, Barnard Enterprises, Inc.
E-Mail: [email protected]

Sign up