Partnerships, seller carry, second liens, private lenders… what’s the most outside-the-box financing you’ve used that actually worked?

The Deal: • Single-Family Fix & Flip in the Midwest • Purchase Price: $250,000 • Rehab Budget: $50,000 • ARV: $375,000 The Funding Structure: • Loan Covered: 90% of purchase + 100% of rehab • Total Loan: $275,000 (capped at 75% of ARV) • Term: 12 months, interest-only payments • Closing Timeline: 10 business days Client Cash to Close: • 10% down on purchase = $25,000 • Closing costs + points ≈ $8,500 • Legal/Appraisal Fees ≈ $1,500 • Total ≈ $35,000 Out of Pocket Monthly Carry: • ~$2,520 interest-only payment (plus taxes/insurance) Exit Projection: • ARV: $375,000 • Loan Payoff: $275,000 • Selling Costs (~8%): $30,000 • Net Profit ≈ $55,000+ For this client, we made sure the financing aligned with their exit strategy so they could move quickly on the property and keep more capital free for future deals. 

With no money spent on rehab and no carrying costs, it was one of the cleanest transactions possible.

Some strategies I’m exploring: Seller carry / second position notes Preferred equity / mezz debt layers Master leases to guarantee income floor Using entitlements or land value (25 acres attached) to sweeten the financing package Rent bumps modeled into refinance termsI’ve seen other capital groups putting 5-10% down on $60M+ acquisitions and making the numbers work.

I've allowed pets in my STR for five years and haven't had any problems except some extra cleaning a couple times, which was paid for by the guest. 

advanced fee pump and dump  full stop.. for all the reasons mentioned above. its an epidemic in the US and has been for decades.if you can watch the American Greed episode on Remington Financial and then you will understand how a sophisticated due diligence scheme was carried out.the one U showed is coming to you from off shore just garden variety Nigerian prince scheme couched for RE lending. 

Not a major deal, because they do carry forward to sale, if not fully used, but for those thinking they will invest $100k and write off $70k of their W2 earnings, it simply won't happen, at least in a way that is generally compliant with current tax code.  

I know what passes muster in an area before I engage. :-) Your personal opinion carries no weight in court.

Pre-construction properties can be appealing for appreciation, especially in high-demand areas, but they’re usually not strong for immediate cash flow since there are often HOA fees, carrying costs, and delays before you can rent.

I’m currently working with a lender on a HELOC, but the way they’re structuring it raised some questions for me. The lender says that once I’m approved, they will disburse the entire HELOC amount (in this case $100K) ...