Staggering when you start to scale this.Why so confident interest rates will make a meaningful drop?

Most Hard Money lenders may also require you to have the investment property under contract, in order for them to feel confident you won't try to sue them and you can pay them off either by selling or refinancing  the property you are using the cash out proceeds for.

I have mixed feelings about it, so we'll see where that goes.Fortunately over the last 6 months we have been able to pay off a decent portion of the debt, so things are starting to look up. 

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That pace feels pretty good to me...I can get past the "rookie mistake" phase of my career before there is investor money on the line, and I can "fail small" because SFRs and small multifamily doesn't hurt as much as larger properties when things go wrong.Timing had a role, too.

If you still have another 3 weeks of repairs or are very confident of the move in date it might be okay to list.  

I am pretty confident Civista Bank can get this done.

It may also allow investors to secure financing or begin renovations with confidence, knowing the property’s title is insured up to a certain point.

If you are confident in the deal closing and if it's a good deal it could be worth the risk. 

The sentiment feels a lot like 2008, home prices are unaffordable, Price to earning ratio don't make sense, rents are high (which is a goo thing only of the homes weren't so expensive), I feel like it's a ticking time bomb with the debt crisis.