Flipping houses for profit is probably what you’re most interested in. I am going to explain one technique that will help you make that happen.

I have professed the concept of holding luncheons for people with IRAs to get them to invest in real estate. This is not just for your private lending needs, but holding the luncheon for them to become private properties buyers.

I don't want you to overlook that one, because there are buyers out there. They don't know it, but they are buyers in the making.

You got somebody with a 401k. They've quit, retired or gotten laid off from their J-O-B. This means that their 401k is still sitting with their now former company. Just say someone worked for Boeing. They were with that company for eight years and have $75 thousand in their 401k. The 401k is still with Boeing and still riding the wave of the market with every other 401k.

You need to find this guy. Remember that just about everyone in the investment business is looking for this guy. This guy is a goldmine. When you find him, invite him to a luncheon. Let them know that they can now take their 401k and roll it over into an IRA. Chances are they already know that.

Then you explain that then can roll it into a self-directed IRA, there is a better chance that they didn’t know that. Then explain the options available with a self-directed IRA. It is important that they know the self-directed piece. This means self-directed down to you buying or funding your houses. They will probably show signs of interest now. They probably have always thought of IRAs as something that goes into stocks or bonds and has strict rules on when you can touch it.

Keep in mind that if you have these luncheons, I really don't want you to co-mingle attracting private lenders for your use. I want you to use it for them buying your house. I don't want you to send a mixed message. And also you can't advertise to do that without getting the okay from the SEC before you do it. Don’t start messing with SEC rules on this one.

But when it comes to funding or making a personal investment with their IRA, what I want you to do is just train them for it.

Tell them that they can go from 2 percent interest on a CD or leave their money funded in their company's fund where it’s tied up on the company's stock. They're company might well lose money on that stock. Isn't that the fear?

And the message is there's never a better time to buy then these recent years. They have heard about the mortgage meltdown, the resulting increase in bank repo houses, the increasing frequency of seized property auctions, and the drop in real estate prices.

With your idea, they don't have to worry about that because they are the mortgage and the mortgage is their IRA. It's not going to melt down with them because they're going to fund the whole thing. They want to hear about security in these troubled times. Remember, this guy just lost a job with Boeing. Trust me; he needs someone to help him find security.

Teach them in a very friendly, very gentle atmosphere. You need to become the trainer and your course is titled, “Let me teach you how to make money by taking your IRA and buying property. And oh, by the way, here's the list of my properties, and here's how much I've taken off on each one. Here's what I'm going to sell it for, but I'll sell it to you today at this price so you can get started with this program."

You are helping them and making them feel better. This will help you when you are looking to get private lending.

Luncheons are a great place to meet up with people. They need to see you and you need to be comforting to them.