Hard Money / JV potential here in Houston?

[Mike H.]

1. • Has anyone in the Houston market successfully secured hard money loans for commercial real estate investments? I'm particularly interested in hearing about your experiences with lenders, the flexibility of approval criteria, and the interest rates involved. Any recommendations for hard money lenders in Texas? 
2. • Also, exploring the option of joint venture financing for a commercial project. Are there individuals or entities open to forming a joint venture? What types of projects have you found suitable for joint ventures, and how did you go about finding potential partners? Any advice on navigating joint venture agreements and selecting reliable partners?