I was thinking of a way to get creative financing on a deal. In this idea A private money lender would actually buy the property and hold in there name or entity. I would perform the rehab at no profit or labor or any cost but in return would have a contract for purchase at 15% mark up for what ever amount the lender would have in. I thought the safety net for lender would be holding title in their name in case of a default there would be no need for a lengthy foreclosure process. Worst case scenario they would have a piece to wholesale or even just flip depending on the amount of improvements completed. Of coarse I would not invest in anything iffy but just wanted lender to feel secure.
Probably not going to find any "lenders" willing to do a deal like that. In that scenario, the lender would actually be the owner, and would have to pay any realtor fees, closing costs, holding costs, and on top of that would be subject to your timeline for the rehab and liable for your workmanship when you have no skin in the game and could just walk away at any time if you wanted.
Kudos for trying to think creatively. However, from a lender's perspective, what you call the "safest private money investment ever", would be a hard pass for me.
Thanks for your reply and your perspective. I understand your point of "no skin in the game" but there are other ways to protect the lender as well. Like collateralize with other properties already in my name. Also as far as realtor fees, I think that it would be fair to add this to any of the fees that lender incurs legal etc. There for 15% interest. But I would looking for auction properties primarily. Perhaps that would be where I could put skin in the game? I would pay the initial cash deposit at auction. In my state that is 5%. Also would hope the details of the property LTV and ARV might help to as I don't do mediocre deals. I'm sure the biggest thing would be if lender knew me and my track record. It would certainly be a relationship to develop.