USA Private Money

01/30/2026

“Give the content away for free. Sell the implementation.” — Alex Hormozi

What if you had a full loan management & servicing system for $200 a month—pick your business model...
✔ Private & Hard Money Loans
✔ Co-Lending & Wrap Lending
✔ Syndications & Fund Structures
✔ Multiple lenders per deal
✔ Different rates & profit splits
✔ Automated reporting & tracking
One system. One workflow. No spreadsheets.
Yes—you can build a private money lending business with a spreadsheet.
You can manually:
• Take applications
• Underwrite deals
• Chase documents
• Send files back and forth for signatures
• Package everything up and email it to investors or co-lenders

People do it every day.
But here’s the truth…
That’s not a business. That’s a job.
The real leverage in private money lending is systems.
With the right software, you can:
• Take applications
• Underwrite deals
• Generate documents
• Track lenders, splits, and profits
• Package deals for investors
—all in minutes, not days.

The problem?
That software typically starts at $1,000 per month
($12,000 per year) and goes up from there.
For most small or newer private money lenders, that’s not realistic.

Many are trying to make their first $1,000–$2,000 per month—
so when they hear the software costs that much, they’re out.
They default to spreadsheets and hope they get it right.

But what if you didn’t have to?
What if you could run an enterprise-level private money lending operation for $200/month?
And what if you also had:
• A weekly Q & A meetup
• Guidance structuring loans
• Support using the software
• VC backed software company who already built the system for you...you just need to plug in.
It took me 5 years...but I have that for you and for me.

Flip Your Capital Mastermind is live—
enterprise-level software + a weekly meetup + co-lending opportunites.
I’m taking on 5 people for the launch at $200/month. I need to make sure I get these 5 people onboarded and happy before I can open this up.

You get the same software that costs $1,000/month I'll show you the company website!

And I love AI...Here’s the AI-generated flyer with the details 👇
Comment “Ready” or DM me if you want in.

05/15/2025

Flip Your Capital Weekly Zoom Meetup – Today!
5 PM PST | 6 PM MST | 7 PM CST | 8 PM EST

Can't make it? Message me for the replay link.

Link to the group is posted on the Flip Your Capital Facebook Group https://www.facebook.com/groups/flipyourcapital.

🚨 Today’s Topic:
📋 The 20 Questions I Use to Underwrite a Property
Learn how I evaluate if a deal is solid before a single dollar goes out.

📅 What’s Coming Over the Next 4 Weeks:
I’ll be breaking down what I call the CORE 4—my proven process for making profitable, lower-risk private money loans that generate monthly income.

Private Money Lending Training Series
✅ Today – May 15
Underwriting the Property – Is it a sound investment?
✅ Next Week – May 22
Underwriting the Borrower – Can they execute the plan?
✅ May 29
Processing and Closing the Loan – What are the documents I use and why are they airtight?
✅ June 5
Loan Servicing – How will you manage the loan after closing?

Call now to connect with business.

10/31/2024

Did you know that top financial advisors often won’t take clients with under $500,000 to invest? I knew this, but hadn’t experienced their “vetting process”—until now.

A month ago, I got an unexpected text inviting me to an “Informational Dinner” at The Keg in Chandler, AZ.

The pitch?

“Have you lost money in market downturns? Come learn how to find safety.” I was curious and had to check it out.

Here’s what I learned:
Their Target Client: Business owners with $500,000 to invest.

Their “Safe” Strategy: ETFs with a mix of U.S. Treasury bonds, investment-grade corporate bonds, and dividend-focused equities

Expected Return: 6-8% over 25 years; they claimed anyone promising more was misleading.

At the one-on-one meeting after I heard the offer I was direct and said “I regularly earn my investors 8-10% lending on my investment properties.” His response? “I can’t match that; 6% is what I like to target maybe 7%.” He ended the meeting—thanked me for coming, and I left.

My Takeaway:
Only 15% of U.S. households have $500,000 to invest.

The irony? Anyone can buy similar ETFs online without an advisor. Warren Buffett strongly advocates for investing in ETFs or index funds tied to the S&P 500 passively. Why do these folks pay the 1-2% to an advisor that gets paid if the investment is up or down?

All this proves one thing to me: safety or return “of” capital is often more important than return “on” capital.

But these ETF investments don’t guarantee returns, they aren’t collateralized with a hard assets, and don’t provide monthly cash flow.

To generate income, you’d need to “kill the golden goose” by selling off assets monthly.

What if....
You could achieve similar returns with monthly cash flow, backed by real estate as collateral, and with the flexibility to choose short- or long-term investments?

While there are no guarantees here either, a hard asset protects your investment—complete with a lender's title insurance policy securing your lien position and a hazard insurance policy safeguarding the property itself.

Over the past 18 months, I’m pleased to report that some of my capital investors are receiving steady monthly payments set to continue for years, while others are focused on growth and plan to reinvest as we refinance or flip some of the properties.

In full transparency, there were a few challenging moments along the way, but valuable lessons were learned, and I’m ready to move forward with my next round of properties for 2025.

So what’s my favorite asset class?
Affordable homes typically in the Southeast under $100K that need only quick repairs (not full rehabs), allowing me to seller-finance or joint venture with a local fix and flipper on an affordable home, creating immediate cash flow within a couple of months.

Sound interesting? Let’s talk!

10/02/2024

The data shows there is about $12 trillion in IRAs, with $3-4 trillion not actively invested, and around $7 trillion in 401(k)s, with $1-2 trillion sitting uninvested. Even though these funds aren’t being put to work, management fees are still being paid to the companies holding these funds each year.

So, why do people let this money sit? Here are some reasons:

-Low Balances: Many feel they don’t have enough to invest.
-Fear of Market Volatility: They’d rather do nothing than risk losing money.
-Lack of Knowledge: Some don’t know there are alternatives to traditional investments.
-Inertia and Procrastination: Reviewing investments is often not a priority.
-Waiting for the Right Time: They try to time the market instead of investing.
-Conservative Approach Near Retirement: Fear of making bad investments holds them back.

If you have money sitting in an IRA or 401(k), I frequently receive lending requests for small loans that could put your funds to work. For instance, on Monday, I spoke with an investor buying homes in the Midwest for $35K. He invests $5-7K in renovations for each home and then rents them to Section 8 tenants, netting about $1,000 per month from government payments. He currently owns eight homes and is looking to expand his portfolio.

I love deals like this because:

-We help provide affordable housing for those in need.
-The loan amounts are low.
-It’s easy to find investors with leftover funds for these small loans.
-The government pays the rents.
-The investor handles all the management.
-As lenders, we get paid every month for years to come.

If you have a small amount of money you’d like to put to work in a meaningful cause like affordable housing, reach out!

09/29/2024

I wanted to send this out before taking Sunday off.

$45K Loan - Rare Low Balance Co-Lending Opportunity
I’m funding this loan in my IRA—who's interested in participating?

This is a great small-balance loan, ideal for an IRA:

After-repair value (ARV): $127K to $135K (see attached comps)
Loan request: $45K (waiting on closing attorney fees for exact figures)
Loan term: 6 months with a 3-month extension option (for a fee)
Secured by a 1st mortgage with lender's title policy
Message me for details on the interest rate and points.

Background
The borrower is my contractor on three flips I’m working on in Fayetteville, NC. After dealing with three bad contractors, I’m glad to have found Troy. With 25 years of experience, he’s not only a skilled contractor but also a good, church-going family man.
He paid cash for the home and all the repairs—this loan will help provide liquidity for his business.
The home is about 90% complete and should be listed for sale within 30 days. I expect we’ll be out of this loan in under six months.

09/26/2024

I’ve been slow to share this, but here it is—my daughter Jessica’s first step into real estate!

A couple of weeks ago, we attended the "What Box?" Options Seminar in Tampa, FL, hosted by Bill and Kim Cook. The event had amazing content on using creative options to purchase real estate (mostly single-family homes).

I was attending and since Jessica had just graduated college and had more flexibility, I asked Bill if my ticket included a guest. I mentioned that Jessica was interested in real estate, and without hesitation, Bill generously invited her as a “non-paying guest” as a graduation gift.

Not only was her seat covered, but Bill made her a key part of the seminar, using her as an example throughout the two days to explain concepts and, of course, joke with her about real estate things she might not fully grasp yet. The content was incredibly unique and useful.

When we took a picture with Bill, I even got a surprise kiss on the cheek—definitely a "Bill thing"! Jessica mentioned wanting to do some real estate work with me, and Bill responded, “I don’t care about your dad and his deals—he’s had his day in the sun. I care about you and the deals you’ll do, passing this knowledge to the next generation.” What a powerful statement!

Jessica also had the chance to meet Laura Dressman, a 22-year-old college graduate with a net worth already exceeding $1M! Her dad, Bob, is a hard money lender, and he's trained her up—now she's off to the races, buying rentals and loaning money at 22. We’re planning to connect with Laura and her dad at ORIEA this October.

To top it all off, Jessica had several people offer to help fund her future deals. Huge thank you to Bill and Kim Cook for giving Jessica a glimpse into what’s possible! ( We even made it to Clearwater beach for the day...fun trip)

09/26/2024

I’m funding multiple projects and seeking Co-Lenders for ongoing opportunities. Learn how to “Flip Your Capital” passively while our crews handle the work.

Current Projects:

Section 8 Rentals (Midwest): $35K-$45K capital required, 5-year term, 9% interest

Fast Fix & Flips (NC & PA): $150K-$200K capital required, 6-8 months, 10% interest + 1/3 of profits

New Construction Homes (Show Low, AZ): $400K per home, 10% interest + 20% of profits. A credit union can fund 65% of the cost if you prefer to come in with the down payment.

Any amount of capital can be invested. You’ll partner in each property with a 1st lien mortgage note collateralized by the property.

Reach out if interested!

09/24/2024

Update: 18 Months of Working on 10 Deals—What’s Next?

Last week, I caught up with a friend who’s a hard money lender in Tampa. He asked what I’d been working on lately. I told him:

4 fix and flips
2 room rentals with 50% equity
2 subject-to-second mortgages with 50% equity
2 private loans totaling $250K

He asked, "How’s it going?" The truth is, nothing has gone as planned, His next question: "Who’s getting paid?"

I listed it out:

Home Depot
Contractors
Airlines
Marriott Hotels (2.5 months of hotel stays)
Car rentals
Fast food (Bojangles- yum!)
Lenders
Investors

He smiled and said, “I hope you’ve learned from these deals.” I told him, “I’ve learned a lot more than I wanted to” Then he hit me with, “You’re working too hard for the money you’re making.” No one likes to hear this, but it was the truth.

That’s when he asked a question that changed my perspective:
“Why are you the investor in these deals instead of the lender?”

I told him it was because I wanted cash flow that would outlast me. He responded, “Most people get this wrong. They think the investor is making the money, but the lender is the one making money with no work...he said, "The banks have proved this for 200 years...they have the tallest building downtown and branch locations all over town"

Then he asked, “How many loans have you brokered in your career?”
I said, “Maybe 2,000 since 1998.” He shook his head
then said he’s closed about 600 loans as the lender in the last 8 years—and has made $30M. Stunned by this comment, I did the quick math and asked, “How are you making $50K per loan?”

He broke it down for me:
-15% interest
-5 points upfront (each point is 1% of the loan amount)
-2 extra points if the loan goes past 6 months—80% of loans do
-50% of the profit on each flip...he only funds deals he shares in the profit. (You also have to remember he made most of his money while COVID was forcing home values up...he said every deal they did jumped by 50K in value by the time it was finished and sold)
-He reinvests his profits and makes a profit on his profit

His model is simple:
He raised money and paid his investors 10% interest out of the 15% he charged and the split all other profits with his co-lenders. After three years, he had $3M of his own money. He then returned all the investor capital and grew his $3M to $30M over the next 5 years. (Hard to believe, he showed me his Quickbooks P&L and the 100 loans on his books...unreal.)

I returned from NC and FL last Tuesday, and all I could think about was that conversation. The blunt truth: I’m exhausted. The constant trips to NC, calls, and texts from contractors needing more money and supplies, and even battling a lawsuit—it’s been non-stop. Yes, there’s profit, but nothing like what my hard money lender friend is making. Honestly, I’m too embarrassed to share all the headaches I’ve dealt with just to fix these deals. The good news is my investors are in solid loans that will pay them well for years to come.

I came home with a new focus.
I'm going to update my ebook "Flip Your Capital" to a real book www.FlipYourCapital.com Start speaking at RIA's - (Real Estate Investment Associations) and find Co-Lenders I can share these profits.

I've turned down probably 100 loans in the last 100 months. Since last Tuesday I have 4 loans on my desk that I’m working on funding—as the lender this time...and yes the terms are 15%, 5 points for 6 months, 2 points for a 90-day extension, and 50% of the profits. (Obviously, that is not how I sell it to the borrower...I just say happy to fund your deal if you are open to splitting the profits)

If you’re interested in growing your capital by becoming a co-lender with me and splitting the profits on each deal you invest in, reach out

A definitive guide on the secrets banks use to double their money fast and how you can do it too! You will learn how to earn double digit rates of return and get your retirement back on track.

09/10/2024

Shocking...
A Number of Older Americans Have Already Unretired
(45%) say they returned to work due to inflation and the cost of living increasing. (Google and Youtube are full of this data)

If you are looking for monthly cash flow that can outlast you reach out. (I'm looking for lenders that have $10K to $50K and want an income stream)

If you are looking for income to supplement your retirement I need help making offers to buy affordable homes in the Southeast and Midwest. I have a buyer right now who is looking for 100 homes. Message me for details.

05/14/2024

They say a picture is worth a thousand words. I keep a meme on my desktop that I saw on Facebook (I don’t recall who posted it..I think it was Bob Z). This picture reminds me of what the future looks like for far too many people. Most of us including me are far more motivated by eliminating pain than we are with gain! That's me...I want enough cash flow to decide how much I work in the future.

In the past 16 months, I've gone to work and created $9,131 in monthly cash flow. Combined with the $2,300 I already had, that brings my total to $11,431 per month, which annualizes to a run rate of $137,172. To be transparent, about half of this cash flow is net income at the moment. I have multiple deals in the works and believe I can end 2024 with $20,000 in gross monthly cash flow.

This may not sound like much income for a business, but consider this: what if these payments were scheduled to continue for the next 30 years? What if the business had no employees? What if very little effort was required from you as a capital investor or lender, or from me? That would be a game-changer, right? Do the work and get paid for years! That’s what I'm building.

In October 2022, after attending The www.NoteBusinessBuilder.com mortgage note investment seminar for the fifth time a simple phrase Bob said changed everything for me: He said, "I'm approaching 100 streams of mostly tax-free income, and it took me less than five years". In that moment, I felt like the biggest idiot, how could I have done over 2,000 mortgages as a mortgage broker and very few were notes that I was holding. I decided in that moment I had to restructure my mortgage broker business to a note/real estate investing business. My goal is to be 100% in notes but in the short term, I've invested in 4 room rental properties to boost our cash flow and maximize tax deductions. My goal is to convert as much as I can to mortgage notes.

Tomorrow, I will send my current investors a short 5-minute video update on the status of our room rental investments. If you’d like to see a brief video about what I’m up to, simply reply with your email address or DM me.

**If you are an investor or a private money lender involved in a deal with me, please note that I have multiple investors. Therefore, not everything I discuss here pertains to a single investor or group of investors.

04/03/2024

Interesting times we live in...

I was talking to a guy who is a sales manager at LaMesa RV in Phoenix. He told me they sell 200 RVs a month. I was shocked, really??

That many people want a new RV each month?
Who's buying the RV's?
You'd be surprised.
He said 18-to-34-year-olds, make up 22 percent of the market and the rest are people over 55.
(It's split about 50/50 between those who are looking for fun with an RV and the other 50% who need an affordable place to live.).

I asked what is an 18-34 year-old doing with an RV? Don't they have to work or school? He said housing is too expensive and the RV is their full-time home. Yep...

Rent in the Phoenix metro is $1,500 a month for a 400 sq ft studio apartment, ($2K or more for a 2-3 bedroom )they pay $1,000 a month to own an RV that will be paid off in 7 years. Interesting...

And this is exactly why our room rental homes are doing very well. 2 in Mesa, AZ and soon to have 2 in Fayetteville, NC.

We just finished the renovations on the 2nd home in Mesa, AZ. We have 9 streams of income on that one home. We net about $2K a month. That may not sound like much but guess what? We offer below-market rent, the rooms fill up fast!
Over the next 12-15 years rents will double and our home will double.
Very solid investment.

I'm looking do a few more of these. Reach out if you'd like to share in the cash flow as a private lender or possibly as an investor.

If you'd like to see a case study of the numbers just drop me a message of "Case Study" below.