Many Soft-Money lenders have minimum credit score requirements and offer better rates/terms than their counterpart, Hard Money/Private Money lenders.Hope this helps!

It is frankly one of the best posts on this forum.One question pertaining to financing development projectsBack in Europe where I come from, the government promote new condos constructions with a number of incentives.Among them, zoning bonuses against social housing, substantial tax breaks for new homes buyers and most importantly a legal framework allowing builders to pre sell the condos with a pre defined universal payment plan. 5% earnest money 35% at completion of fundations, 70% at walls / roof completion 95% at project completion, 5% on final deliveryIn counter part, the developer must get an insurance covering the buyers in case he doesn’t deliverFunds are managed by a notary / escrow co.Developers get the land under contract but won’t complete the land purchase before having the land fully entitled, pre sold a minimum of 50-60% of the project and secured financing.At least 70% of the project is usually financed by pre sale proceeds, 10-15% by the developer own funds and the remaining by a bank loan (rates around 1%).

., awesome that you're in oakland, do you have a preferred banking counterpart that assists with these kinds of construction loans?

DEMAND: Upon termination of this contract, either party or the escrow agent may send a release of earnest money to each party and the parties shall execute counterparts of the release and deliver same to the escrow agent.

The two zip codes you listed are decent areas that still have room for growth (especially 76227) in terms of it's surrounding counter parts - were you particularly interested in investing in these two zip codes?

The benefit of DAPT’s are that they are less expensive than there purely foreign counter parts, but the downfall is that they fail on effectiveness, cost and control.

As rents go higher than $500, the percentage needed goes down; and the counterpart to that is also true - as rents go down from that $500 number, then you need a higher percentage.So, since your rents are above $500, you should not allow yourself to be misled by trying to hit the 2% rule; stick by the 50% rule for these properties.

This could be true to the extent the counterpart claimed that either 1) she did not actually sign the contract or 2) she was unaware of what she was signing.  

Homes that don't qualify for FHA tend to sell for 20-40% less than their counter parts.

I guess it probably would be different for me, since I would bet that my major counterparts would probably be general public represented by Realtors.Roger that on the fees.