Input on rates for a single family in Southern California

[Christopher Pride]

I am house-hacking right now and need some funds to finish the project with the goal of listing it asap.

I started exploring financing and realize I don't have a benchmark in this market.  So far I have an offer for 2 points, 9.5% for hard money plus appraisal.

I am looking for 100k and have about 400k equity on a 700k property in a hot neighborhood.

Have you encountered anyone able to do better???  Can you yourself???

Ideally let's discuss ways to put more deals together and make more money.