The purchase price is $6M.Deal Structure (Proposed)Equity: $800k–$1.2M (I already have $400k committed)Seller Financing: Remainder (~$5.2M–$4.8M) at 6% interest-only with a 5-year balloonInvestor Terms: Offering 8% preferred return + equity participationFinancial SnapshotRevenue: ~$780k/year (3-year average)Operating expenses: ~$300k/yearNormalized NOI: ~$450k–$480kWith seller note + investor pref, the deal is tight at current occupancy (~43%), but becomes strongly cash-flow positive once occupancy improves back to historical levels (~60–65%).The OpportunityHistorical occupancy was ~65%, but recently dipped to ~43% due to management/marketing issues.Strong potential to restore performance through better operations and marketing.New Orleans remains a top U.S. tourist destination, supporting long-term demand.My AskI already have $400k committed from an investor (10% equity).

But I point out tha t”doing short sales” is where I am the one who found and helped the homeowner and bought the house.

In today’s environment, I’m seeing LPs care less about glossy returns on paper and more about alignment, transparency, and downside protection.Some models that seem to resonate:1.Tiered preferred returns (higher commitments = better splits)2.Clear refinance milestones (not just ‘someday down the line’)3.Communication cadence - monthly vs. quarterly updatesFor those of you raising capital or investing passively:1.What do you find most compelling in a structure?

Best of luck to you on your journey and you've taken a big first step by committing to buy a property.

if someone has extensive knowledge, a verifiable track record of success, and excellent credit it IS possible to purchase real estate with no personal capital committed.

Buyer used his own hard money lending with a commitment letter to the closing date.

The 10 & 5 year T bills bottomed out mid September, prior to the Fed cutting 50 bps.

Maybe they can start charging car theft victims with all the crimes their cars commit while stolen. 

Used bank financing he had procured when development started, so was money committed at lower rates. 

I’m under contract but haven’t processed funds or fully committed yet.