Problem is the deck issue was big and I had a Structural Engineer look at it and then had to get bids and then had to get the project started and completed.

we dont have the money to invest in our own rehabs but have managed 2 projects for a local gc .

The projections are at the 3 year mark when we expect to want to sell, the NOI will be over $250,000 better than when we purchased.

Tay...intresting concept on your Rehab projects.

What kinds of %'s do you look for in successful projects?

I have been pumping up the credit card limits to fund a small investment/flip but the bigger developments we need to be in will require low 9 figures.So is there a way to fund my projects without private investors?

The relevant city or county representative would be another good person to consult.During one of my wandering around and poking around open house trips a while back, I encountered a guy who had been very involved with the whole process for the project.

I'm wondering how we should fund the project.

Damien - Consider looking at this as a development project using the "back door approach."

This alone will make you look very reliable and demonstrate that you can handle bigger projects (REO listings).