Thinking Outside the Bank: Real Lessons on Creative Finance, Private Money, and Family Integration

You don’t have to go at it alone.
In real estate investing, collaboration and creative finance can turn chaos into momentum — especially when backed by the right protections and partnerships.

In this episode, investor Mandy Konecki shares how she went from a flooded, sight-unseen flip to building a thriving business that integrates her family, private lenders, and long-term creative finance strategies.

Mandy’s Unexpected Start in Real Estate

Back in 2017, Mandy jumped into her first deal — a flip she bought sight unseen. The property had everything you don’t want: flood damage, a pool with an alligator, and a long rehab timeline.

Yet despite all that, it was still profitable.

But the real turning point came at closing: a mysterious $15,000 “fee” appeared on the HUD statement. It turned out to be a wholesale assignment fee — her introduction to the world of wholesaling and off-market deal flow beyond the MLS.

That single surprise opened the door to a whole new investing strategy.

From W2 to Full-Time Investor

Before real estate, Mandy worked in logistics and national seafood sales — fast-paced, high-energy work that she loved.

When she decided to leave her W2 job, the challenge wasn’t just financial. It was emotional.
The hardest part was losing that identity and feeling alone at first.

Her solution? Community and collaboration. By surrounding herself with other investors and operators, she found both accountability and new opportunities.

The Power of OPM: Other People’s Money

Using only your own cash limits growth and adds unnecessary stress. Mandy learned that lesson fast.

Her mindset shifted when she realized:

“You’re not asking for money — you’re offering a secured return backed by real estate.”

Here’s how she structures her private lending deals:

• Promissory note + recorded mortgage/deed of trust

• Funds wired to title (never to an individual)

• Title company ensures repayment at sale or refinance

Strong relationships and communication make all the difference. Experienced investors always have multiple exit strategies to protect their lenders.

Self-Directed IRA Basics

A self-directed IRA (SDIRA) lets you invest retirement funds into real estate-secured notes — creating passive, tax-advantaged returns.

Here’s how to get started:

1. Roll over an old 401(k) into a SDIRA with a reputable custodian.

2. Choose conservative, short-term notes to start.

3. Vet your operator: experienced, transparent, and with clear documentation.

4. Stay compliant: check contribution limits and custodian rules.

When done right, your retirement dollars can work just as hard as your active capital.

Transactional Funding in Action

Transactional funding is short-term capital used to keep deals moving — sometimes for just a few days.

Common use cases:

• Earnest money deposits for busy wholesalers

• Covering gap funds or draw payments before a closing

Safeguards to always use:

• Clear payoff sources and dates in writing

• Cross-collateralization on strong equity deals

• Title company control of all disbursements

This type of funding keeps deal pipelines fluid without unnecessary risk.

The Real Pivot: From Flip to Assisted Living

One of Mandy’s biggest wins came from a deal that didn’t go as planned.

Her team bought a South Florida property sitting on five lots, planning to split and resell. Then came the contractor issues, flood zone delays, and mounting costs.

Instead of walking away, they refinanced, brought in an equity partner, and converted the project into a residential assisted living facility.

It was the perfect example of turning a challenging flip into a long-term, high-impact asset.

Blending Family and Business

For Mandy, real estate isn’t just business — it’s family.

Her office is literally by the pool. Her kids tag along to showings, supply runs, and even closings.

That authenticity builds trust with partners and shows her children what entrepreneurship really looks like.

“You don’t have to hide real life to run a real business.”

Abundance Over Scarcity

The market is full of deals — more than any one investor can take on.

That’s why collaboration beats competition every time.
Co-lend, co-own, and trade leads.
Your network becomes your safety net.

Your Practical Action Plan

If you’re ready to explore creative finance or private lending, here’s where to start:

Pick Your Role

Decide whether you bring time, deals, or money — and start building from there.

Build Relationships

• Attend one local meetup each week.

• Meet three operators. Ask what they need.

• Build a relationship with a title company that has in-house counsel.

Lending Checklist

✅ Promissory note
✅ Recorded mortgage/deed of trust
✅ Lender named on insurance
✅ Funds go through title only

Self-Directed IRA Checklist

✅ Open SDIRA with a reputable custodian
✅ Move eligible retirement funds
✅ Fund deals with clear collateral and exit strategies

And remember — always keep time and cost buffers, track your returns, and redeploy your capital quickly.

Ready to Start?

Want help getting started with lending or co-owning a deal?
Reach out and we’ll walk through your options, documents, and risk controls together.

🎥 Watch the full episode video below to see how Mandy and other investors are thinking outside the bank — and building businesses that serve both family and freedom.