Structuring Private Notes for Pre-Foreclosure Flips in South Carolina

[Russell Daniloff]

Hey everyone,

My name is Russell, and I manage MxD Real Estate, an independent real estate investment firm based in the Columbia, SC area. We specialize in off-market single-family acquisitions, focusing heavily on high-equity distressed assets and pre-foreclosure opportunities within Richland and Lexington counties.

As our marketing pipeline expands, we are looking to establish relationships with active private money lenders and debt partners who want to deploy capital into asset-backed residential projects here in South Carolina.

We strictly structure our private funding as first-position promissory notes secured by a Deed of Trust on individual real estate assets, with conservative loan-to-value limits to ensure capital protection.

What we are looking for:

• Lenders looking for completely passive, predictable returns backed by tangible local real estate.
• Clear communication on your target interest rates, points, and preferred loan terms.
• Experience using self-directed IRAs or cash to fund local single-family repossessions/rehabs.

Disclaimer: I am an independent principal investor borrowing directly for my own entity’s acquisitions. I am not a broker, and I am not soliciting or offering securities.

If you are a private lender actively deploying capital in the SC market, or if you are looking to get exposure to the Columbia area, I would love to connect. Please send me a PM or comment below with your typical criteria and let's see how we can align on future projects.

Best, Russell