Hard Money Lender Question

[Matthew Swearingen]

I live in CA and looking to invest in some homes. Currently looking in Memphis or others in TN. Im somewhat new and wondering if I can get some answers to questions. My credit is 628. I will have to go hard money from what I'm hearing unless Im hearing wrong. I thought the reason for hard money was for people who lack stellar credit. Obviously we pay for it in higher interest and points. I thought hard money doesn't look at credit but I have found that some still want a score of 640 or above. So here are my questions and to simply please answer the questions numerically. Sorry to say this, just some answers to post circle around the question or get off topic. 

Fyi.... I have down payments as that's not an issue and have co sgner with score of 750+

1. Where can i find a hard money loan (reputable)

2. What are typical rates. Im hearing 7-10 with 2-3 points.

3. Im reading that once you acquire more than 4 or more income properties that regular banks wont lend to you because they see to many mortgages on your report. so how does one invest in 10, 15, 20...homes. 

I have access to cash for down payment and cosigner so why is this seem to be so hard just to get going with a couple properties. I'm just looking for price range of $50-100K whether it be in Memphis or other positive cashflow.