Hard money lender up front fees

[Stone Teran]

Has anyone worked with Blackburne & Sons in Sacramento, CA?

http://www.blackburneandsons.com/

They seem legitimate and they've been around a long time.  They have done their due diligence and offered fair loan terms.  They never over-promised anything.  My only concerns are:

1. They are in CA and I'm in OH.

2. They won't let me pay for the $3,500 appraisal, which understandably has to be done before closing, directly to the appraisal company.

I've had an extremely tough time finding a HML in Ohio for big multi-family buildings so I'm prepared to go on gut feeling with Blackburne. I'd could really use your feedback.