Find Funding Right Now - 7 Ways to Fund Your Deals In Today's Down Market.. We're going to give you specific go-to resources that will help you to locate financing in these seven major funding resource categories: - Community Banks and Credit Unions - Friends and Family - Government Funding and Grants - Investors - Hard Money - Lines of Credit - Short Term Funding

1. Find Funding Right
Now - 7 Ways to
Fund Your Deals In
Today's Down
Market
A Special Report
By
Dean Graziosi

2. If you listen to the media, you'd get the idea that real estate investment is taking a
beating because lenders simply aren't coming up with financing.
Nothing could be further from the truth. The sources for real estate funding are diverse
and available anywhere a property is located. Some are localized, and others are more
national in nature.
The important thing to know is that you can get financing for your real estate investing,
and this report will give you specific resources, links and information to help you to get
your deals done.
We're going to give you specific go-to resources that will help you to locate financing in
these seven major funding resource categories:
��. Community Banks and Credit Unions
��. Friends and Family
��. Government Funding and Grants
��. Investors
��. Hard Money
��. Lines of Credit
��. Short Term Funding
Some of these will have overlapping resources, and this report will be a lasting and
valuable addition to your real estate investing toolkit. What's important is that you'll be
hard pressed to find a deal you can't get done with one or more of these funding
sources at your disposal.
Funding Resource # 1 - Community Banks and Credit Unions
Community banks are formed with a charter to help develop and support the communities in
which they do business. Community bankers build long term relationships with their customers
and local business, with the goal of building deposits and lending money profitably.
They want to do business in the community, and are usually easier to deal with than the large
regional or national banking establishments.
When working with a community bank, there is more "relationship" business than hard
numbers. The local banker comes to know you, how you do business, what you're doing that
helps the local real estate market, and they will use this relationship information in their lending
decision-making.

3. Of course, if your credit score is dismal, and you have no assets, even a local banker might
decline to handle your financing. But, all other things being equal, you will usually have a better
chance of getting your real estate funding from a local bank than from some of the larger lenders.
On their "About Community Banking" page at http://icba.org, the Independent Community
Bankers of America (ICBA) website makes these points:
 Community banks focus attention on the needs of local families, businesses, and farmers.
 Community banks channel most of their lending back into the local community, while
megabanks lend across state lines as a matter of course.
 Officers at community banks live in the community and are deeply involved in the area's
economy and activities.
 Many community banks are willing to consider character, family history and
discretionary spending in making loans.
 Community banks offer nimble decision-making on business loans, because decisions are
made locally. Megabanks must often convene loan approval committees in another state.
With almost 8000 banks and 50,000 locations around the country, community banks constitute
almost 96% of banks. In March of 2009, the ICBA released a report titled: "The Impact of the
Financial Crisis on U.S. Community Banks: New Opportunities in Difficult Times." Here's a
quote from that report:
“While the financial crisis has affected banks of all sizes and in all regions,
community banks continue to lend and are typically faring much better than the
larger banks because they didn’t participate in the high-risk activities that led to
problems we are experiencing,” said ICBA President and CEO Camden R. Fine.
“This survey clearly shows that the vast majority of community banks are well-
positioned to survive the economic downturn and, perhaps, even reclaim some of
the customers from larger banks.”
The lower risk lending practices of community banks in the past are now contributing to their
present and future prosperity. While the huge banks and mortgage companies were lending to
marginal borrowers and devising ever more risky loan types to get people into homes they
couldn't afford, community banks were doing pretty much what they've always done. They
worked with their borrowers based on long-established lending criteria, and generally used only
proved loan products.
So, just when the media is lamenting the lack of money for mortgages, and they are telling us
that mortgage lenders have become overly cautious, reducing lending to a trickle, we find that

4. our community banks are doing just fine. They're increasing deposits from those who are
returning to their banks from the megabanks that are reducing their lending.
The ICBA site is a great place to start if you want to locate community banks in your area.
Their Community Bank Locator page is located at:
http://www.icba.org/consumer/BankLocator.cfm?sn.ItemNumber=51757
This lets you do a search by city and state, or zip code. It maps out the banks in the area, and
you can then do more research. You can take a link from their map right to the local bank's
website for more information.
Credit Unions are another resource that can be more localized. They can also be quite large, but
are member-owned and restrict their members to a group that has some common characteristic,
such as employment.
There are state educator credit unions, large corporation employee credit unions, and many other
groups with a common interest or characteristic. Only members can deposit and borrow from a
credit union, and their boards are elected by the membership. Interest rates are usually set by a
board elected for that purpose as well.
Much like community banks, many credit unions are focused on the local area, with a charter
that states their local and member focus, and that their business is set up to help and promote the
interests of their members. Historically, like community banks, their lending practices have been
more conservative, and they are in better health during financial crises than the large banks and
credit card issuers.
Now that we've said you must be a member, the question is whether there is any local credit
union in which you have membership eligibility. It's not as difficult as you might think. Using
the "Find a Credit Union" page at http://www.creditunionsonline.com, it is clear that there are a
lot of them to choose from in every state.
Just looking at an example search in Texas, alphabetically we find a credit union in Abilene, TX
that is community focused. Membership is based on your residence in that area, or possibly your
relationship to someone who resides in the area.
So, it's very likely that you can locate a credit union in your investing area that will allow you to
join based on your residence, or some other employment or avocation. All of the community
focus things we talked about above in community banks apply here. There is a mandate for these
credit unions to help the economic health of their membership. And, the membership runs the
show. Find one and join. The initial deposit requirements can be quite low, some only requiring
a $25 deposit to join. Then you can examine their lending policies and programs, possibly
finding an excellent resource for your future real estate investment funding needs.

5. Funding Resource # 2 - Friends and Family
We've all heard the admonition to never lend to or borrow from a family member or friend. It's
true for many people and in many situations. It's just as true that many real estate investors never
realize great success because they don't take the time and effort to learn everything that it takes
for success. Borrowing from a family member or a friend is no different than going to your local
bank, if you treat it that way.
First, we will assume that you've done a great deal of research and gathered data to support it.
You've taken this real estate purchase through the hoops, checking return on investment,
completed a rental income analysis, gathered comparative market statistics to make sure it's a
good buy, researched demographics data to determine long term area economic influences, etc.
You have a firm handle on your own ability to repay the loan, and you've put down on paper
your income and expense items to verify that you can carry the deal to its profitable conclusion.
If you're flipping, you know the duration and costs of holding and improvements.
If you're holding it for rental, you know what you can reasonably and conservatively expect for
rental income, how much may be lost to vacancy and credit problems, and what your expenses
will be in maintaining the property.
To this point, it's all about doing your homework to document the value of the deal, and that you
have the ability financially to meet the obligation you're going to incur. This is all stuff you'll
have to do with any commercial lender or bank.
Why would you expect your friend or family member to confidently loan you money if you can't
show them the same information and data? In fact, you may have the ability to get a loan from a
bank, another investor, or against a line of credit. It just may be much more beneficial,
especially as regards the interest rate you'll pay, to work with a family member or a friend.
This is where you aren't really asking for a favor. Instead, you're bringing an opportunity to your
family member or friend. You wouldn't be approaching this subject if they didn't have some
money tucked away somewhere. Or, maybe they have significant equity in a home or other
property, against which they can borrow at low interest rates.
You, on the other hand, may be looking at much higher rates from investors, or in the hard
money loan market. So, your friend or uncle can be approached with the opportunity to receive a
better return on their investments, while you can still save money by avoiding higher rate
options.
The Longer Term Loan
Because you've done your financial homework, you can lay out an investment opportunity for
your friend or your family member. Yes, they're loaning you money, but they're doing so
because they see a better investment than the one where their money is placed right now. If

6. you're securing the loan with the property, their security level goes up as well. Let's look at a
real life example, with numbers gathered in mid 2009.
 You want to purchase a rental property for $100,000, and you need to put $15,000 into
improvements to rent it out. You have the $15k, but need the $100k as a loan.
 You have data and local market numbers to show that the property is worth a good deal
more than this $115,000 investment.
 Your uncle has this amount or more in Certificates of Deposit earning only 2.0% on
money invested for at least one year, and it is invested for retirement income.
 You can rent this property out for $800/month based on conservative local rental rates.
 http://bankrate.com is showing that the 2.0% CD, compounded monthly, will yield
$2018/year, or $168/month for your uncle's retirement income.
 The same site shows that a $100,000 mortgage would have a principle and interest
payment of $477/month at a 4.0% rate.
 You can't get a 30 year mortgage right then for less than 5.5%.
 Even with taxes, insurance and maintenance, this looks like a positive cash flow to you,
before any property appreciation, of about $170/month.
 Your uncle is getting a much better monthly income from this loan than from the CD
where his money is now, and it's secured by a mortgage on a property worth more than
$140,000 according to your data.
As you can see, you're not coming "hat-in-hand" to your uncle for a favor. You're offering a
valid and highly profitable investment to him. And, with this interest rate, you can realize a
positive cash flow on the rental home. These are very conservative numbers, with the possibility
of a much better deal for both sides if you find a bargain in the market. It's actually more
difficult to illustrate the value of friend and family financing for a long term purchase than it is
for a flip or shorter investment.
If you have located a great buy on a distressed property, and you have done the research to prove
that you can flip it for a substantial profit in 60 days, even after rehab costs, then we have a much
better investment opportunity for your friends and family. And, it's going to increase your
profits as well.
The Short Term Loan
You're into locating and flipping distressed properties, and there are some really good buys right
now in your market area. Most need repairs and rehabilitation work, but you can locate
properties that are close enough to rent/sale-ready, and needing only 25% or so in rehab
expense. Let's look at another example, using our home from above again:

7.  You can purchase the home for $100,000, and it needs $15,000 in work.
 It's a distress situation, and you have determined that the property should sell
conservatively for $149,000 in less than 60 days.
 This example will also work if you are planning on keeping the home for rental, but can't
get a permanent loan until work is completed. Either way, you need some financing for
about 60 days or so.
 You locate and market your properties yourself, so you expect to sell without listing with
a Realtor, thus your cost of sale is about 1.5%, or $2250 or so.
 This means that selling for $149,000, minus closing costs, minus rehab and initial $100k
cost will be $149,000 - $117,250 = $31,750. There's even room for a Realtor
commission here, so you're profitable either way.
 Your uncle can pull out his funds with a penalty, bringing his rate down to 1.0% on his
CD investment. So, he'll lose around $1000 over the course of a year if the investment
were left at the bank.
 You, on the other hand, would have to pay more than 8% to a hard money lender to get
these funds for the 60 days, and some origination and other fees would be involved.
You've determined that your costs for this type of short term loan would be more than
$4000, fees and interest for the period.
 You can pay half that to your uncle, doubling what he loses in penalties for pulling out of
the CD early. However, he's going to get a lot of that back anyway, as he'll put it right
back into a CD 60 days from now, losing only that short period of interest at the 2.0%
original rate.
All of these numbers are just examples, but they're based on experience and actual market
interest rates. The person with savings is financing everyone else, and getting a paltry return in
the process. If you have done your homework, and you've located the right deal, you're offering
your friend or family member an opportunity to be a lender instead of a saver, and get rewarded
handsomely in the process.
Funding Resource # 3 - Government Funding and Grants
This isn't the longest section of this report for no reason. Without a doubt, the single greatest
source of funds for mortgage and real estate lending is the government, or programs backed by
governments. This is both Federal and state governments.
There are so many sources, and so many loan programs that we can't hope to lay them all out for
you here. However, we'll give you the links and sources where you'll be able to ferret out money
for just about any purpose you can divine.
Of course, we're concentrating on real estate funding here, so that's our focus in presenting these
sources. Let's start big and drill down, by presenting Federal government sources and programs
first, then looking at what individual states, and even local governments, have to offer in the way

8. of real estate funding and programs to guarantee loans.
U.S. Federal Government Funding and Programs
Don't you just love the first of every year, when you're pulling together all of your federal tax
information, doing accounting, and getting the bill from your accountants for figuring your
taxes? Then you have to pay the government.
We pay for the privileges we enjoy in this country, and we should. But, isn't it better if we can
get back a bit more for what we contribute? Federal direct loan and loan guarantee programs are
huge, and millions of people own homes because they exist.
All of these programs aren't just for a single family primary homeowner. The government
encourages investing in real estate by providing programs and direct loans that allow investors to
purchase and finance multiple properties, as well as multi-family and commercial properties.
Too much of our economy is based on new construction to allow the American dream to
founder. So, let's look at some of the many ways in which you can get help from the U.S.
Government in funding your real estate investments.
We can talk about specific programs and government agencies, but here's one quote from
WashingtonPost.com in May of 2009 that gives you a feel for the commitment of the
government in keeping real estate buying and selling on track: "Starting in July, the Fed will
allow investors participating in its Term Asset-Backed Securities Loan Facility (TALF) to
purchase existing securities backed by loans for apartment complexes, office buildings, retail
shopping centers and other commercial property. In effect, the Fed will provide investors with
large loans to buy highly rated securities."
Opportunity right now is better than at anytime in recent memory. With all of the bad news on
the housing and commercial real estate markets, the government wants to bolster public
confidence by throwing money at investors and home buyers.
They want foreclosures to get purchased, and they want inventories to come down in order to
stabilize prices. The only problem most of us will face is just in locating the best deals with so
many government agencies, programs and initiatives out there.
Going first to the Loans > Housing tab at http://www.govloans.gov, we get an overview of the
largest of the federal mortgage loan programs for the housing sector. You get a description, as
well as links to programs like these:
 Basic FHA Loans - This program can help individuals buy a single family home. While
HUD does not lend money directly to buyers to purchase a home, FHA-approved lenders
make loans through a number of FHA-insurance programs.
 Veterans Administration Loans - For veterans, this program guarantees no down
payment loans.

9.  Section 203k Home Improvement Mortgage Insurance - This helps homeowners to
finance improvements during a purchase, rolling into permanent financing upon
completion of work.
Though the programs just listed are meant for primary homes for borrowers, many investors do
just that. They purchase and live in a home while they remodel and improve it, then selling it
later for their profit. So, don't overlook these avenues if you're doing this type of investing.
There are also some opportunities to assume these mortgages if a homeowner is in trouble.
Check out the programs to see what is being allowed at the time, as they tend to modify and
loosen requirements when trying to stabilize a troubled housing market.
At this same site, at the Business tab under Loans, you find lending programs specifically
designed for and directed at businesses. Real estate investing is a business, and you should
check the resources out on the site.
Some of these programs could provide long term or short term financing for a real estate
purchase, renovation, or even for expanding your operation with your own building, perhaps
renting out office space in your owned and self-occupied structure.
Fannie Mae Helps Investors - Are you an experienced real estate investor with good credit?
Even if you lack a great deal of experience, you can illustrate your knowledge and ability and
perhaps participate in the newer more liberal Fannie Mae programs for investors.
In May 2009, Fannie Mae announced that the previous limit of four financed investment
properties was being increased to ten. That's a big opportunity for single family home investors,
as well as those investing in included 2 to 4 unit properties. It's not a money giveaway, as the
requirements are set up to encourage those with the credit score and some funds for investment:
 A 25% minimum down payment is needed to buy a single family home.
 Buying a two to four unit property requires a minimum down payment of 30%.
 A real estate investor must have a minimum credit score of 720 in order to qualify.
 The investor cannot have any mortgage delinquencies within the last 12 months.
 There cannot be any history of bankruptcy or foreclosure within the last seven years.

10.  Rental income documentation with two years of tax returns showing all rental property.
 6 months reserves of principle, interest, taxes, insurance is needed for each property.
 A limited cash out refinance is available with a maximum of 70% loan to value.
If this shoe fits you, this could be a great source of funding for your real estate investing. The
government is telling you that they want more investment from those who can meet these
criteria, so you can count on getting some attention from lenders if you fit.
Freddie Mac Offers Investment Loans - In a data sheet from their site at
http://freddiemac.com, this institution encourages mortgage brokers and lending originators to
work with them to make 1 to 4 unit loans to investors. From their benefits statement:
Benefits for Your Borrowers
Investment Property Mortgages help your borrowers:
 Obtain flexible financing options for qualified investment-oriented borrowers.
 Leverage a variety of mortgage product types to further customize home financing to
individual cash flows and financial situations.
It certainly sounds like they're looking for your business. They also state that there are cash-out
opportunities, as well as just straight mortgages. With the government pouring money into
housing, and both Fannie Mae and Freddie Mac being reorganized and strengthened by
government initiatives, don't overlook these excellent resources for mortgage funding.
HUD Programs for Multi-Family Properties - Some of the HUD programs will show up at the
FHA program sites, but an excellent place to look for some very focused loan programs for
investors is here: http://www.hud.gov/offices/hsg/mfh/progdesc/progdesc.cfm. There are a
number of niche programs just for investing in multiple units. Here are some highlights:
Rental Housing: Section 207
Manufactured Home Parks: Section 207
Cooperative Units: Section 213
Rental Housing for Urban Renewal and Concentrated Development Areas: Section 220
Rental and Cooperative Housing: Section 221(d)(3) and (4)
Single Room Occupancy (SRO) Projects: Section 221(d)(3) and (4)
Two-Year Operating Loss Loans: Section 223(d)
Purchase or Refinancing of Existing Multifamily Housing Projects: Section 207 / 223(f)

11. Rental Housing for the Elderly: Section 231
Nursing Homes, Board and Care and Assisted-Living Facilities: Section 232 / 223(f)
Construction or Substantial Rehabilitation of Condominium Projects: Section 234(d)
Supplemental Loan Insurance for Multifamily Rental Housing: Section 241(a)
Qualified Participating Entities Risk-Sharing Program: Section 542(b)
Housing Finance Agency Risk-Sharing Program: Section 542(c)
Some investors should find this site of special interest. If you're looking for areas of real estate
investment off the beaten track, with opportunity related to the niche or lesser competition, some
of these programs may be just what you need.
There is also a Grants tab at the HUD site. HUD makes more than $1 Billion available for grants
in 35 programs. That's pretty amazing, as grants are better than loans. After all, if you don't
have to pay it back, that's a big draw! A great deal of this money is directed at construction or
rehabilitation of housing to better serve the elderly and disabled. Another big chunk is set aside
for rural housing, so you don't have to be in the big city to take advantage.
There is a huge amount of grants information at the HUD site. They tell you who received
money in that past, and for what type of projects. This can give you a great feel for what they're
trying to incentivize, and see if you have a project that might fit. Many programs are specifically
designed for locales or states, and you can find those by state links here:
http://www.hud.gov/local/index.cfm. You must be signed up at Grants.gov to be eligible to
participate in HUD grants, so go there first and get registered.
Let's just give you a quick-list of links here for these and other federal government loan
programs and agencies:
Website
www.grants.gov
www.hud.gov
www.govloans.gov
www.homeloans.va.gov
www.irs.gov
www.huduser.org
www.fhainfo.com
More in the way of grants and gifting options are available at these links:
www.ameridream.org
www.giftamerica.org
www.governmentgrantlist.com

12. www.Governmentgrantassistance.org
www.grantsourcedirect.org
www.grantsforhomes.com
www.freegrantsforhome.com
www.governmentgrantlist.com
State Funding Resources
The National Council of State Housing Agencies at http://ncsha.org is a great place to start when
investigating more localized mortgage funding options. One of the main stated purposes of this
organization is to leverage the federal initiatives in housing in the states. One of the programs is
HOME Investments Partnerships Program. "The HOME Investment Partnerships program is a federal
block grant that provides states and localities with a flexible funding source to meet their diverse
affordable housing needs. States receive 40 percent of total HOME funding, and localities receive 60
percent based on a formula determining need."
Keep in mind during your research into all of these funding options and programs that you may
not always be the borrower. When you're re-selling your properties on the open market, you'll
want all of the knowledge you can get to help a buyer to get a loan for the purchase. When it
comes to the elderly, disabled and financially challenged buyer, many times price takes a far
second position behind financing in making a purchase decision. If you can provide them with
help in getting down payment assistance, structure modification or energy efficiency
improvements, you can likely get a higher price for the property.
State Agencies
Some states have multiple agencies to aid in home acquisition, rehabilitation and mortgages.
Some have more resources than others. However, just about all of them have some programs
that can help you to finance your real estate investing, or to help buyers for your properties. Use
these links to access their websites for complete information and programs:
Alabama Housing Finance Authority www.ahfa.com
Alaska Housing Finance Corporation www.ahfc.state.ak.us
Arizona Department of Housing/Arizona
Housing Finance Authority
www.housingaz.com
Arkansas Development Finance Authority www.arkansas.gov/adfa
California Housing Finance Agency www.calhfa.ca.gov
California Tax Credit Allocation Committee www.treasurer.ca.gov/ctcac
Colorado Housing and Finance Authority www.chfainfo.com
Connecticut Housing Finance Authority www.chfa.org

13. Delaware State Housing Authority www.destatehousing.com
District of Columbia Department of Housing
and Community Development
www.dhcd.dc.gov
District of Columbia Housing Finance Agency www.dchfa.org
Florida Housing Finance Corporation www.floridahousing.org
Georgia Department of Community
Affairs/Georgia Housing and Finance Authority
www.dca.state.ga.us
Hawaii Housing Finance and Development
Corporation
www.hawaii.gov/dbedt/hhfdc
Idaho Housing and Finance Association www.ihfa.org
Illinois Housing Development Authority www.ihda.org
Indiana Housing and Community Development
Authority
www.indianahousing.org
Iowa Finance Authority www.iowafinanceauthority.gov
Kansas Housing Resources Corporation www.kshousingcorp.org
Kentucky Housing Corporation www.kyhousing.org
Louisiana Housing Finance Agency www.lhfa.state.la.us
MaineHousing www.mainehousing.org
Maryland Department of Housing and
Community Development
www.dhcd.state.md.us
Massachusetts Department of Housing &
Community Development
www.mass.gov/dhcd
MassHousing www.masshousing.com
Michigan State Housing Development
Authority
www.michigan.gov/mshda
Minnesota Housing www.mnhousing.gov
Mississippi Home Corporation www.mshomecorp.com
Missouri Housing Development Commission www.mhdc.com
Montana Board of Housing/Housing Division www.housing.mt.gov
Nebraska Investment Finance Authority www.nifa.org
Nevada Housing Division www.nvhousing.state.nv.us
New Hampshire Housing Finance Authority www.nhhfa.org
New Jersey Housing and Mortgage Finance
Agency
www.nj-hmfa.com
New Mexico Mortgage Finance Authority www.housingnm.org
New York City Housing Development
Corporation
www.nychdc.com
New York State Division of Housing and
Community Renewal
www.dhcr.state.ny.us
New York State Housing Finance Agency/State
of New York Mortgage Agency
www.nyhomes.org
North Carolina Housing Finance Agency www.nchfa.com
North Dakota Housing Finance Agency www.ndhfa.org
Ohio Housing Finance Agency www.ohiohome.org

14. Oklahoma Housing Finance Agency www.ohfa.org
Oregon Housing and Community Services www.ohcs.oregon.gov
Pennsylvania Housing Finance Agency www.phfa.org
Puerto Rico Housing Finance Authority www.gdp-pur.com
Rhode Island Housing www.rhodeislandhousing.org
South Carolina State Housing Finance and
Development Authority
www.schousing.com
South Dakota Housing Development Authority www.sdhda.org
Tennessee Housing Development Agency www.thda.org
Texas Department of Housing and Community
Affairs
www.tdhca.state.tx.us
Utah Housing Corporation www.utahhousingcorp.org
Vermont Housing Finance Agency www.vhfa.org
Virgin Islands Housing Finance Authority www.vihfa.gov
Virginia Housing Development Authority www.vhda.com
Washington State Housing Finance
Commission
www.wshfc.org
West Virginia Housing Development Fund www.wvhdf.com
Wisconsin Housing and Economic
Development Authority
www.wheda.com
Wyoming Community Development Authority www.wyomingcda.com
Funding Resource # 4 - Investors
Let's agree on the term "investors," as it isn't necessarily someone who wants to invest in "real
estate." It can be anyone, or any business, that invests for profit, and it's a transaction in which
they fund a person, business or project for a specified period for profit. They invest money, and
expect a return on their investment that is commensurate with their risk and current money rates.
These investors make money with money, so it's a very structured and market-driven activity.
That's not to say that we're not also dealing with other real estate investors, as we may be. It
could be a joint venture, in which you provide certain services and expertise, and the investor
provides funds, expecting their profit from the sale or rental of the property. Whichever the case,
it's all about someone providing you with financing for their eventual profit. And, it doesn't
necessarily always need to involve short term funding. There may be instances where you'll
receive funding that participates in return on their investment over the long term, out of rental
income is one example.
Let's look first at general investors, not necessarily looking only for real estate investments, but
more a place to use money to make money. Some use terms like venture investors, or angel
investors. You won't be paying bank rates for this type of money. In some cases, their
participation will be for a significant portion of your profits rather than a stated interest rate.

15. This isn't a problem if your needs are met, and your profit requirements are fulfilled as well as
theirs. One website that can give you an education in how this might work is
http://go4funding.com. This site tries to match investors with those needing funds for all types
of projects, businesses, or just dreams.
The site has a category titled "Construction & Real Estate," right up our alley. Here are a few
examples of the posts there by those seeking funds:
 "I am a new investor with the education to pursue real estate investing. I need the capitol
to buy my first investment property leading the way to building a successful real estate
investing business. ..."
 "I am seeking investment funds to acquire multifamily apartment buildings requiring
cosmetic or light rehabilitation. All units will be refurbished/rehabilitated or upgraded to
community standards. U..."
We don't know how successful these two investors may be with this site, but this does give you a
picture of the process, and it lets you know that there is a supply of money to address demand.
Those with funds would browse these funding requests and possibly contact them for a
discussion and possible investment.
This approach may work for some, but it's far more likely that you'll need to join investor groups
around your area, where you can meet people who join just to locate opportunity for their
investing. They are there to locate promising real estate investors and entrepreneurs to get in "on
the bottom floor." Networking for business in your area is a good method to meet people who
could end up being investors in your future deals. Don't overlook community bank officers as
resources. They may not want a deal, but could recommend you to someone they know who
does this type of investing.
Other Real Estate Investors
Other real estate investors can be a great source of funding for your ventures and purchases.
This can take many forms.
 Short term financing for renovations for a percentage of flip profits.
 The same, but for a stated interest rate and fees paid before sale of the property.
 Even without renovations, one investor may fund another who has located a great deal. If
you lock up a super deal, you can get another investor to participate for a portion of the
profits in a flip, or even finance your purchase with an agreed-upon immediate profitable
sale to them at closing.

16. You'll want to join local and regional real estate investment clubs and websites to meet other
investors. The more real estate investors you know, the more likely it is that you'll be able to
locate one who wants your deal when it's time. Many real estate investment clubs even have
areas on their websites where their member investors post their funding needs, and other
members can look them over for opportunity.
Not every investor in real estate wants to deal with repairs and renovations. Many don't even
want to deal with the resale of the property. They have the money, and are willing to invest in
your deal for a good return with little involvement on their part. Some will even get into a deal
over the long term, especially if they can see that your property rental prospects for income are
good, and they can get a better interest rate on your mortgage than where they currently have
their money parked.
Finding a Local Real Estate Investor Club or Group
Joining a real estate investment club or group is a good move for the novice or the experienced
investor. The contacts you make there will include people and businesses that you'll want on
your team in the future. Whether it's a remodeling contractor, a mortgage broker, or other
investors, the more contacts you make, the more resources you'll have at your disposal. If you
aren't familiar with groups in your area, do a search on the Web for "YourTown real estate club,"
or try one of these resources:
 http://reiclub.com/real-estate-clubs.php
 http://www.nationalreia.com/
It's Business - Be Prepared to Prove the Deal
Networking and making friends in real estate clubs and business is an excellent lead-in to
funding resources. However, these are all experienced investors, whether in real estate or
another area of investing. They know money, how it works, what makes it grow, and what
makes it shrink. Don't approach an investor for funding unless you have your "ducks in a row."
 Have area economic and demographic data to support valuations
 Do comparative market analysis to get true market value of properties
 Have firm and reliable estimates for all repair and renovation work
 Develop a realistic schedule from investment to liquidation and payment to investors
 In short, have hard data to back up all your plans, not opinion or suspect information
One aspect of using funding from other investors is the need for you to "share the wealth." Don't
give away profits you need, or be an easy mark. But, understand that every deal will need to
result in everybody being a winner. If you want the wheels greased for your next proposal, the

17. surest way is to have a very happy investor from the last one.
Funding Resource # 5 - Hard Money
It's easy to be confused about the term "hard money loan," as it is in its simplest form a loan
backed by a security position in real estate. Of course, that's what most mortgages are as well.
Basically, the lender provides funding which is secured by a first lien on the property. Some
differences that are common to the hard money loan are:
 The quick sale value of the asset is usually used for the Loan To Value (LTV) calculation
 A common LTV for hard money loans is 60% to 70% of the quick sale value of the
property
 Credit worthiness isn't necessarily a factor, as the loan is secured at a LTV that covers the
lender in case of default
 These are smaller lending companies and private lenders in many cases
 Though not the same as a bridge loan from a bank, hard money loans are also used over
the short term to fund in transition or during rehabilitation for resale
 Interest rates for hard money loans are significantly higher than other traditional bank and
mortgage loans in order to cover the higher risk involved
Hard money lenders generally require that they be in a first lien position, but sometimes the
equity in the property will not allow the loan amount to be sufficient with a 60% to 75% LTV.
In these cases, cross collateralization is sometimes a strategy.
In cross collateralizing, the lender will take liens on other properties owned by the borrower to
make up the difference in the short LTV on the primary loan. "Blanket mortgages" are one way
in which this is accomplished. Let's say that you own several rental duplexes, most with
significant equity, or even no mortgages at all.
You want to purchase and rehab a new property and need a hard money loan. However, the LTV
of the property isn't such that the hard money lender's first lien position is enough to get them to
do the deal. You could execute a blanket mortgage covering multiple properties to provide the
security required by the hard money lender.
Hard money loans have significantly higher interest rates, as well as higher points involved in
originating the loan. So, you really need to know that you've exhausted other more traditional
lending resources.
Perhaps it's a timing issue, with a property about to go into foreclosure, and you need to get the
deal done quickly. If so, just run the numbers carefully for profitability after the higher loan fees
and rate. Hard money is a viable and valuable resource for you, as some of the best deals are
going to be those that need to get done fast.

18. Hard Money Lender Resources
 1st California Hard Money in CA at http://1stcalhardmoney.com/
 1st Equity Lending Corp. in CA at http://www.betterloansandrealty.com/
 1st Quick Funding nationally at http://www.1stquickfunding.com/
 Blazevic Funding Group nationally at http://www.blazevicfunding.com/
 BlueWater Funding, LLC in multiple eastern states at
http://www.bluewaterfundingllc.com/
 Brookview Financial, Inc in multiple states nationwide at http://reiclub.com/hml
 EDC Capital Partners in multiple states at http://www.equitydevelopmentcorp.com/
 Gala Resources, LLC in multiple eastern states at http://www.galaresources.com/
 Lending Associates for west coast, AZ & NV at http://www.lendingassociates.net/
 Valuation Mortgage Capital in southeast states at http://www.valuationmortgage.com/
These are just a few of the larger lenders covering wider areas. There are many more that you
can find with a search on your state and "hard money." It's just about always possible to find
money for a real estate investment deal if you want it.
The key is to nail down the profitability of the deal, then start working your way down the list of
resources from the least expensive. If you can't make it work with less expensive resources, hard
money is the way to go.
Funding Resource # 6 - Lines of Credit
You've done a lot of marketing, bandit signs, classified ads, websites and more. Suddenly you

19. get a call from a distressed homeowner who tells you that they're about to lose their home, have
tried everything, and they just want to sell it before foreclosure. And, the deal looks like a big
profit and fast flip situation. There's only one problem. You must get the deal done FAST, and
with cash. There's not even enough time to go find a hard money lender and prove the deal to
them.
It's no problem for you. You pull a special checkbook out of the desk and simply write a check
for the purchase. This special check is written on your line of credit at the local bank. You've
just borrowed a significant sum of money without even a phone call, much less a long
application, property inspection or valuation exercise.
You know it's a great deal, and that's all that's necessary. You take possession, do some repair
work, and flip the property for a profit. You then just pay off that temporary line of credit loan,
and you have the money available again to do another deal.
Local banks are a good resource for you if you have an operating business with good cash flow,
or assets to pledge for collateral for a line of credit. It's just an account set up at the bank that
takes your business cash flow and other assets as collateral against future lending.
A maximum amount is set, and you can access funds up to that amount at any time and
immediately when you need them. Your line of credit is reduced by what you have as
outstanding loans until they're paid off, and it bounces back up to the limit.
This can also be the way to finance remodeling and major work on a home you've purchased via
other mortgage resources. You get a mortgage loan to acquire the property, but use your line of
credit for the work. Once you get the job done and sell the property, you pay off the mortgage
and the line of credit loan, and you're ready to do it all again for more profits.
Other Line of Credit Resources
Though your local bank should be where you start, sometimes a larger resource is necessary, or
your local bank simply doesn't want to do this type of lending for whatever reason. There are
huge national banks and lending resources advertising their willingness to do line of credit
financing for business. These include:
GE Capital at
http://gecapsol.com/cms/servlet/cmsview/GE_Capital_Solutions/prod/en/index.html
KeyBank Lines of Credit at https://www.key.com/html/business-banking-loans-lines.html
Wells Fargo Lines of Credit at https://www.wellsfargo.com/com/bus_finance/lines_credit
BusinessFinance.com at http://www.businessfinance.com/capitalsearch.aspx

20. Funding Resource # 7 - Short Term Funding
One of the fallout effects of the mortgage and housing crisis is more difficulty in closing back-to-
back transactions. This would be when you're buying and selling as close to simultaneously as
possible. In the past, most title companies would allow the use of funds from the end buyer to
close on the purchase. Now, it's just not possible in most cases. You must fund the purchase
from your funds, then you can close the sale later.
Dean Graziosi teaches some really amazing strategies to buy and sell property with little or no
money down, an "other people's money" set of strategies. So, it is important for us to help you to
make these great deals happen, even if you don't have immediate cash. Short term funding, or
"flash funding" as one lender calls it, is one way to get the funds you need for hours to a couple
of days while you close a purchase and then sell to your buyer.
Let's take a look at a typical situation that Dean's clients encounter regularly. The investor
locates an amazing short sale, pre-foreclosure, or foreclosure deal. They also have cultivated a
list of buyers, some being other investors who value their ability to locate deals. There is room
for the investor to make a profit from buying the home and immediately flipping it to the buyer
after the closing on the purchase. The investor doesn't have, or they don't want to use, their own
funds to close on the purchase. But, it's going to be a very fast flip, some closing within minutes
to hours between deals. Then there is the waiting for funds wiring, verification, etc. So, this
investor needs some very short term funding to make it all happen.
Dean's investor students and clients love to use Coastal Funding at http://coastal-funding.com.
Here are some bullets from their home page:
 Most Deals 2 points!
 No LTV
 No Appraisals
 100% Funded
 No Credit Checks
 No Income Verification
 No Up Front Fees
So, for a 2 point fee, you can secure the funds to close the purchase, and immediately resell the
property to the buyer. You just repay the very short term "flash funding" loan and pocket the
difference. Even better, using the coupon code "Dean Graziosi," investors get a special deal
from Coastal Funding because they know they're getting an educated investor.
Bringing It All Together - 7 Awesome Funding Resources for Investors
Never stop learning and increasing your real estate investment education. This report will be

21. invaluable to you in locating funding for any type of transaction or series of transactions that you
locate out there. Too many uneducated investors have had to pass on amazingly profitable
opportunities because they had no idea of how to fund them, either in the short or long term. We
want you to be able to take advantage of EVERY opportunity you uncover, and the resources in
this report virtually assure that you can do that.
Funding Resource # 1 - Community Banks and Credit Unions
We've helped you to understand the motivations of community bankers and credit unions, as well
as how to work within their charters to get creative financing that isn't available from large
national banks.
Funding Resource # 2 - Friends and Family
Your're not bringing them a request for help, but a valid investment that is better than their
current savings accounts and certificates of deposit. You've learned how to present the deal and
get their support.
Funding Resource # 3 - Government Funding & Grants
This wasn't the longest section for no reason. The federal government and state programs have
helped more real estate transactions to fund than any other type of backing. We gave you links to
sources for billions of dollars every year in real estate funding.
Funding Resource # 4 - Investors
You've learned who these investors are, where to locate them, and how to package and present
your deal to get the funding you need.
Funding Resource # 5 - Hard Money
For a concept unknown to so many, hard money lending is a huge part of the real estate
marketplace. You learned here what it is, how much it can cost, and when it's appropriate. We
give you links to hard money lenders around the country.
Funding Resource # 6 - Lines of Credit
This one section could be the most exciting of the resources we've presented to you here. If you
have assets and cash flow, banks will let you access money at will, when you need it, and for the
length of time that you need it.
Funding Resource # 7 - Short Term Funding
Don't let a lack of 48 hour funding keep you from flipping a property for major profits. We
show you where to look for "flash funding" to close those back-to-back deals.