I’m all done playing those games.    

That will also play into it.

I would try not to tie up any of the principal in down payments.Personally, I had a family member do this same thing, but they used an investment portfolio as the collateral instead of real estate.If you play your cards right, this might be the only short-term money you ever need.Please let us know what you end up doing.

Mailing is a slow play and takes volume.

Yea this is a long-term personal play more than a strict STR deal. 

Most hard money lenders base their terms on the deal’s equity and your experience, so with a solid flip track record like yours, you should be able to find better leverage — especially if the deal has a strong ARV.What's the ARV on the property?

Not all but a vast majority based on my doing deals in PA NJ WV OH SC etc etc. 

This in turn will kill your exit strategy if you are not doing your due diligence and playing conservative.

Udemy LinkI wish all the best for those investing real money based on course reviews. 

This actually seems like a great scenario for a 1031 exchange based on what you've said.