Hello,
DurSouth Properties, LLC, located in Maryland, USA is currently seeking investors to assist with funding for a number of real estate deals in the Washington, DC area. We specialize in negotiating contracts to purchase undervalued properties, then selling those properties for profit.
We are currently negotiating a number of deals and need people that are willing to invest and/or partner with us. Below are two such deals:
3 Bedroom/1.5 Bathroom House in Washington, DC - Purchase: $35,000, Will sell for $90,000 or more
2 Bedroom/1 Bathroom House in Washington, DC - Purchase $50,000, Will sell for $125,000 or more
If you are not familiar with the housing market in Washington, DC, you should know that it is among the strongest in the nation due to the availability of Federal Government jobs.
We need to secure funds to close deals right away. If you would like to work with us, please reply or contact us at invest@dursouth.com.
Thank you!
Full Version: Investors For Real Estate Deals
MoneyMakerGroup > HYIPs, Autosurfs, & Other High-Risk Opportunities > *NEW* Hybrid Programs > Closed, Inactive & Offline HYBRID Programs
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Take it easy People.... Don't overcrowd this thread, ok?
QUOTE (umbertino49 @ Oct 26 2010, 09:11 AM)  Take it easy People.... Don't overcrowd this thread, ok? I tried getting in earlier this morning, but the line was too long...................  QUOTE (unstraight @ Oct 26 2010, 08:01 AM) I tried getting in earlier this morning, but the line was too long................... ( There's somethin' wrong with that boy...! ) 
MD State Corporate Registration:
Status: ACTIVE Owner (Primary): DURSOUTH LLC 4304 19TH AVE TEMPLE HILLS, MD 20748 - 5620 Location: DURSOUTH PROPERTIES 4304 19TH AVENUE TEMPLE HILLS, MD 20748 Renewal Notice Date: N/A Expiration Date: 08/07/2013 http://sdatcert3.resiusa.org/UCC-Charter/D...++&TabNum=1 Google Streetview for address: http://maps.google.com/maps?hl=en&q=43...2,58.69,,0,0.27 Looks to be an individual wanting to play in the real estate market: http://webcache.googleusercontent.com/sear...=clnk&gl=us QUOTE Author How Do I Find Funding For My Deals? DurSouth 1 Posts Member Since: 10/24/2010 Join DurSouth's Network What's My Favorites Network? Posted: 14:03 on 10-24-2010 -------------------------------------------------------------------------------- Hello everyone, I am new here, but this looks like one of the best investor communities on the net! I have been dabbling in real estate investment since 2003 and have had some highs and some lows. Right now, I am finding and negotiating contracts on several undervalued properties in the DC area and am looking for funding. Does anyone know how I can find funding/investors that would be willing to fund deals without any up-front costs? Are there any lenders that would be willing to roll any points or closing costs into the loan? What's the easiest way to find someone to wholesale to? It seems that finding the deals is easier than finding the funding. *sigh* Any help would be greatly appreciated! LovelyLady: This is the wrong place to be looking for investors. Unless you're planning on running a Ponzi scheme and promising N% per day anyway. lol None of the "programs" listed here are real investments; rather, they're all just money games, pyramid schemes, and outright frauds disguised in various ways. Although I could question the reality of the specific deals that you cited, I don't think that you're intending to run a scam and I'll assume best intentions. If you're seriously looking for investors, then you probably don't want your name, etc., coming up on this forum when somebody does a search as any investor will when doing minimal DD. You might want to message one of the mods and ask for this thread to be deleted.
All joking aside, there are people who do make a lot of money buying, remodeling(or not), and reselling homes. So it would be interesting to find something like this........lol............but, very leery when I see it here....................
I once worked with a guy who bought used cars, fixed them and then resold them. He did this on the side. I approached him about possibly investing as a partner. I would supply the money, he would fix the cars and we'd split profits, etc............Never came to pass, but of course I knew this person. I imagine it would be much easier to find local investors for these types of things, etc...........develop a relationship and trust among things.................  that is good ihope to your happy invest
Hello everyone,
Thanks for your replies (even the sarcastic ones...lol). I am an individual (and so is my partner ha ha). All jokes aside, I am legitimately looking for investors. I've been a member of MMG for a while, so I know that 99.9% of the opportunities here are not "real" investments. This one is. I understand that this may not be the top forum for finding legitimate investors, but I thought I'd give it a shot just in case. I completely understand the skepticism. No one wants to get scammed. I welcome any questions anyone may have and still hope to find someone that is legitimately interested. Thanks. 
QUOTE (unstraight @ Oct 26 2010, 01:36 PM) All joking aside, there are people who do make a lot of money buying, remodeling(or not), and reselling homes. So it would be interesting to find something like this........lol............but, very leery when I see it here.................... I once worked with a guy who bought used cars, fixed them and then resold them. He did this on the side. I approached him about possibly investing as a partner. I would supply the money, he would fix the cars and we'd split profits, etc............Never came to pass, but of course I knew this person. I imagine it would be much easier to find local investors for these types of things, etc...........develop a relationship and trust among things................. This is exactly what we do (buy, rehab, resell) among other things. I'm looking everywhere for investors, locally and non-locally. Again, I do understand the skepticism. It's natural. Thanks for the feedback. 
QUOTE (LovelyLady @ Oct 27 2010, 11:35 AM) This is exactly what we do (buy, rehab, resell) among other things. I'm looking everywhere for investors, locally and non-locally. Again, I do understand the skepticism. It's natural. Thanks for the feedback. You bet.........Can you tell us a bit more about this here? Minimum investment, possible range of returns to investors, etc................. I googled you and see a website not yet online.........when will it be finished?? Thanks.........................
One other question: Have you tried your local banks for financing your venture?
Unstraight.... Good and sensible questions...........
QUOTE (unstraight @ Oct 27 2010, 12:57 PM) One other question: Have you tried your local banks for financing your venture? You guys live in caves or something? lol There are no banks who are lending any money to people wanting to flip real estate now. Those days are long gone and not to return for the foreseeable future. People are doing good to get financing for a primary residence. Independent of that... LovelyLady, you should be aware of the legal restrictions and requirements for publicly soliciting investors or you can easily find yourself in hot water. It can be done under some circumstances with various conditions, but you need to understand what the limitations are; otherwise, it can end up costing you greatly in time, trouble, and money. QUOTE (unstraight @ Oct 27 2010, 12:08 PM) You bet.........Can you tell us a bit more about this here? Minimum investment, possible range of returns to investors, etc................. I googled you and see a website not yet online.........when will it be finished?? Thanks......................... Hi unstraight, We are looking for investments between a minimum of $1,000 and $250,000 at this time. Any investment amount in that range is acceptable. Interest on your investment would be paid as follows: 3 Month Term - 4.5% return 6 Month Term - 9% return 9 Month Term - 13.5% return 12 Month Term - 18% return All investments are 100% backed by real estate-related transactions (notes and properties) and are not Securities. The investments are considered private borrowing transactions secured by real estate. We are aiming to launch our web site by the end of December, hopefully sooner! Also, we haven't considered traditional bank loans. It's not as easy as people think to get real estate-related loans from banks nowadays. lol QUOTE (LovelyLady @ Oct 27 2010, 04:22 PM) Hi unstraight, We are looking for investments between a minimum of $1,000 and $250,000 at this time. Any investment amount in that range is acceptable. Interest on your investment would be paid as follows: 3 Month Term - 4.5% return 6 Month Term - 9% return 9 Month Term - 13.5% return 12 Month Term - 18% return All investments are 100% backed by real estate-related transactions (notes and properties) and are not Securities. The investments are considered private borrowing transactions secured by real estate. We are aiming to launch our web site by the end of December, hopefully sooner! Also, we haven't considered traditional bank loans. It's not as easy as people think to get real estate-related loans from banks nowadays. lol Except that you just blew the whole "private" thing by making a PUBLIC solicitation to non-qualified investors and also extended your offer across beyond state lines thereby blowing another possible basis for exemption. lol ; ) Regardless how you attempt to characterize it otherwise such an arrangement would be considered "securities" or, more precisely, an "investment contract" which is the operable basis for considering what is regulated by the Securities Commission. As a practical example of a very similar case to that which you propose: QUOTE Attorney General Gansler Issues Cease and Desist Against Maryland Mortgage Company April 22, 2010 BALTIMORE, MD - April 22, 2010 - (RealEstateRama) — Attorney General Douglas F. Gansler announced today that his Securities Division has ordered Montgomery County-based WEI Mortgage Corporation, and its principal, Wesley Yuan, to cease and desist violating Maryland’s securities laws. The order charges WEI Mortgage Corporation and Yuan with engaging in the offer and sale of unregistered, non-exempt securities in the form of “FPP” or “Funding Participation Program” promissory notes, while misrepresenting to investors that the FPP notes were not securities investments, and that the investments involved “little to no risks.” According to the order, WEI Mortgage Corporation advertised the sale of its notes to the general public by way of its website, www.weicorp.com, as well as in advertisements in the Asian Gazette and Washington Chinese News newspapers circulated in Maryland. WEI Mortgage Corporation’s website identified the FPP program as offering a fixed rate of return and as having advantages over other more mainstream investments such as bank CDs, mutual funds and stocks. The website also claimed that proceeds from the sale of FPP notes would be used to fund WEI’s mortgage business and that FPP earnings were derived from WEI’s practices in originating, financing and trading mortgage loans. “All securities investments involve some degree of risk that the value of the investments will either go up or down,” said Attorney General Gansler. “The Order requires WEI Mortgage Corporation and its principal to cease from soliciting investors by misleading them into believing that these investments are without material risk and that the offer and sale of the promissory notes are not regulated by the Securities Division.” WEI Mortgage Corporation is headquartered in Rockville and licensed as a mortgage lender in Maryland, Virginia, Delaware, Florida, South Carolina, California and Georgia. In making today’s announcement, Attorney General Gansler thanked the Department of Labor, Licensing and Regulation’s Division of Financial Regulation for referring this matter to the Securities Division. Any person who made an investment in an FPP note is encouraged to contact the Securities Division at 410-576-7649. Before making any investment with an individual or company, consumers should call the Securities Division to verify the salesperson’s registration in the securities business, to inquire into the status of the product being offered and to review any disciplinary history for the salesperson. The Securities Division can be reached at 410-576-6360. A copy of the Securities Division’s order can be found at http://www.oag.state.md.us/Securities/Acti...y_order_wei.pdf Media Contact: Raquel Guillory, 410-576-6357 rguillory (at) oag.state.md (dot) us This type of thing is not at all new ground for regulators/judges/etc. In the event that you make public solicitations for investment from non-qualified individuals there are no "loopholes" that permit you get around the law by calling it something else or otherwise obfuscating what's happening or how you structure participation.
Too long to post here, but you might also take a look at this which details the action against an unregistered MD resident who was soliciting public investors in similar real estate deals through his various LLCs and partnerships.
http://www.oag.state.md.us/Securities/Acti...Order_09_08.pdf In particular, note section 17. QUOTE 17. The real estate investment programs offered and sold by the Respondents are investment contracts, evidences of indebtedness, and/or participatory interests in a profit-sharing agreement, all of which constitute "securities" within the meaning of section 11-101 of the Securities Act. Also note the $625,000 fine levied payable in 90 days and enforceable as a lien against assets by the State. Many other examples available.
RPanoz..........Just curious.....Are you an attorney or have some other legal background? Thanks.............and thanks for the info....
QUOTE (unstraight @ Oct 27 2010, 07:12 PM) RPanoz..........Just curious.....Are you an attorney or have some other legal background? Thanks.............and thanks for the info.... No, I have a business background. That includes quite a bit of time at a Big 5 firm working with companies doing public and private offerings and at a large investment bank doing (real) DD on potential investments including legal risks (e.g., you really don't want your investment partners involved in securities issues), at companies where we did our own private offerings, and through personal involvement in a number of private investments, so I have a pretty good familiarity with what is and what is not permitted. Although I have had to deal with enough pain in the butt securities attorneys along the way that it should count toward something. lol
LovelyLady, hire RPanoz to see if this can be made into something which would comply with all laws, etc......lol......if RPanoz would be interested, that is..........lol............Just a thought..............or................someone similar??
RPanoz is a definite asset for all the knowledge he carries.Good that he chooses to post here.
RPanoz, now you've piqued my curiosity. With your background, what got you started posting in forums where the gross national products are scams...?
QUOTE (laidback @ Oct 28 2010, 09:27 AM) RPanoz, now you've piqued my curiosity Oh....Oh.......Now we're in trouble.................... 
RPanoz,
Thanks for the info. I'm sure your due diligence has saved companies millions of dollars. I'm clearly not out to try to break any laws. I know for a fact that hundreds, if not thousands of investors make "public solicitations" for funding every day. I will check a couple of things and consult with our attorney to see what needs to be done here. Also, when I mentioned Securities in my previous post, I was referring to common stock and the like. I should have been more careful in my wording. Thanks again. Unstraight, lol...I'm on it.
QUOTE (LovelyLady @ Oct 28 2010, 10:08 AM) RPanoz, Thanks for the info. I'm sure your due diligence has saved companies millions of dollars. I'm clearly not out to try to break any laws. I know for a fact that hundreds, if not thousands of investors make "public solicitations" for funding every day. I will check a couple of things and consult with our attorney to see what needs to be done here. Also, when I mentioned Securities in my previous post, I was referring to common stock and the like. I should have been more careful in my wording. Thanks again. Unstraight, lol...I'm on it. Which is why I was trying to be helpful, again, assuming that you have best intentions... I wasn't saying that it couldn't be done, it just needs to be done in the proper way; otherwise, you can very easily step in "it" and make some very costly mistakes. Unfortunately, there are some things in life where an attorney with specific expertise is required and this is one of them. Even simple terms and usage have different legal connotations versus what an average person reading something might take away. As a pertinent example here, there's little difference between stocks, etc., and any other investment as far as securities laws go at least in terms of what defines a security/investment contract. Basically, any acceptance of money in any form where the provider has an expectation of a return is considered a "security" and is potentially subject to regulation other than by specific exclusion/exemption. By design, securities laws are written in an all-inclusive way so as to prevent easy circumvention simply by what you call things or some different structure in order to get around them. There are valid exemptions and less rigorous registration processes for small business offers that you can benefit from (assuming that you don't blow it by making some avoidable mistakes beforehand). Anyway, good luck with your venture. QUOTE (unstraight @ Oct 28 2010, 06:35 AM) Oh....Oh.......Now we're in trouble.................... ....and this is different because....? 
QUOTE (LovelyLady @ Oct 28 2010, 12:08 PM) I will check a couple of things and consult with our attorney to see what needs to be done here. That's what I like to hear........I'm jumpin' in!!! I'm jumpin' in!!!! Not so fast.........  ..............One question about your stated returns: I would think that you could not set a specific % return as how can you predict how or even if some things will sell fast, etc.......the market could change, slow down, etc.............I would think that you would have a flexible rate with no specific guarantees to even appear more legit and realistic.............(No fee for my input.....this time)........ QUOTE (laidback @ Oct 28 2010, 07:27 AM) RPanoz, now you've piqued my curiosity. With your background, what got you started posting in forums where the gross national products are scams...? Looooong story. lol The short version: Years ago one of the bigger groups which ran lots of different scams attempted to hack/hijack one of the servers that I operate for a business that I run to use to spam an advance-fee mortgage scam. In tracking them down I ended up finding among their various other frauds a HYIP site that they also were running (Jungle Ventures). I had no clue what a HYIP was at the time and really couldn't believe that there were thousands of these things being openly operated, promoted, and facilitated by the "industry" of hosts, payment processors, forums, monitors, etc. And even more surprised that people actually believed that these scams were real and that they were getting away with the same crap over and over and over. So I started posting to expose that particular group. Not that anyone listened. lol And just for the record, I don't have any problem with people doing whatever they want with their money and playing gambling or other money games. But the outright frauds that pretend to be "real investments" in order to intentionally sucker unsuspecting people in and the players who know the deal and help promote them are fair game. Don't like seeing people being taken advantage of in whatever way that it's done HYIPs or otherwise. So that's the story... Real interesting huh? lol QUOTE (RPanoz @ Oct 28 2010, 02:20 PM) So that's the story... Real interesting huh? lol  QUOTE (unstraight @ Oct 28 2010, 12:44 PM) Didja take notes...? He may give a test tomorrow...!  @Rpanoz, Wow! You must be one of the few that didn't work up through the ranks from sucker to naysayer...!  The only other one may have been Lynndel/Eagleone, but since they managed to ban him....! QUOTE (RPanoz @ Oct 28 2010, 03:20 PM) Looooong story. lol The short version: Years ago one of the bigger groups which ran lots of different scams attempted to hack/hijack one of the servers that I operate for a business that I run to use to spam an advance-fee mortgage scam. In tracking them down I ended up finding among their various other frauds a HYIP site that they also were running (Jungle Ventures). I had no clue what a HYIP was at the time and really couldn't believe that there were thousands of these things being openly operated, promoted, and facilitated by the "industry" of hosts, payment processors, forums, monitors, etc. And even more surprised that people actually believed that these scams were real and that they were getting away with the same crap over and over and over. So I started posting to expose that particular group. Not that anyone listened. lol And just for the record, I don't have any problem with people doing whatever they want with their money and playing gambling or other money games. But the outright frauds that pretend to be "real investments" in order to intentionally sucker unsuspecting people in and the players who know the deal and help promote them are fair game. Don't like seeing people being taken advantage of in whatever way that it's done HYIPs or otherwise. So that's the story... Real interesting huh? lol yes, it is very interesting and I for one am very happy that you are here and share your knowledge with us. QUOTE (baylee @ Oct 28 2010, 10:51 PM) yes, it is very interesting and I for one am very happy that you are here and share your knowledge with us. Seconded. QUOTE (unstraight @ Oct 28 2010, 03:05 PM) That's what I like to hear........I'm jumpin' in!!! I'm jumpin' in!!!! Not so fast......... ..............One question about your stated returns: I would think that you could not set a specific % return as how can you predict how or even if some things will sell fast, etc.......the market could change, slow down, etc.............I would think that you would have a flexible rate with no specific guarantees to even appear more legit and realistic.............(No fee for my input.....this time)........ LOL. I have to be careful what I say "out loud" here, so for now I will respond via private message. Of course, you are free to do what you want with that info. Btw, RPanoz...you rock!
QUOTE (magiciansmate @ Oct 28 2010, 10:20 PM) Seconded. The vote has been taken, resolution passed unanimously...!  QUOTE (laidback @ Oct 29 2010, 11:06 AM) The vote has been taken, resolution passed unanimously...! The vote was fixed by friends of Panoz!!  .....An informal poll was taken: You were voted "Weenie of MMG".......Congrats! QUOTE (unstraight @ Oct 29 2010, 09:04 AM) The vote was fixed by friends of Panoz!! .....An informal poll was taken: You were voted "Weenie of MMG".......Congrats! Thank you...! I am so proud to have graduated from the rank of Teeny Weenie...! 
Hello,
For those who may want to know, I have consulted with my attorney and am taking certain measures as per his advice. We are hashing out a plan and I will post an update here soon. Thank you! |
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