As a professional in the real estate rehab/resale industry, we suffer from similar issues. Mostly having to do with time & money!
One of the best problems to have is finding too many deals but not enough capital, but still a problem.
We know you are feeding your family on this income and this is your livelihood, so stability is important!
Let me help you find the capital partner (s) of your dreams who would be dependable and reliable when you need the funds.
Most private lenders I know use ARV or after-repair-value as their basis for making their loans, these are the largest loans that offer the most leverage.
Programs include 80% of purchase, 80% of the rehab (which is held in control) payments can be included in your loan no JV split.
Or 100% Financing (70%) of ARV, covers your acquisition, rehab, closing costs, carry costs, in exchange for a JV profit split of 50/50
Or 100% Financing (70%) of ARV, covers your acquisition, you cover rehab (held in control) and closing costs (inc 3-4 pts) no JV profit split .
These lenders will make loans in AZ, CA,OR,WA,NV and other states if the deals make sense.
These lenders will offer JV loans on Commercial & Residential properties (Office, Multi-Family, Retail, Strip Malls) or 5+ SFR portfolios (refi at lower rates)
This lender will also make business loans (with or without real estate attached) she just wants to see your Executive summary.