I would highly recommend sticking to the 30 year option or not doing it at all. 

Since the LTV on the hard money loan is high , I would personally purchase it using a bank statement loan at 85% LTV (15 percent down) and, as you mentioned, just use your cash for the rehab.

I had a friend arguing with me yesterday Pace's program has high value.

If I was the buyer's broker, I would have checked myself to protect my client.If they had, then they would have found out it was not a three family.Its a valid point.In NM, our zoning / city doesn't post # of units publicly, only high density residential or low density. 

@Philip AndersonMultifamily properties in Ventura can perform well due to the area's high rent demand, but inventory can be tight.

No lender will lend that high leverage. 

Some high and lowlights:- I had one tenant that brought German cockroaches in and then blamed it on me- Same tenant asking if her daughter can visit but failed to mention it was 5 more very noisy people- another tenant having constant loud arguments with his gf- tenant saved some of my stuff when the house flooded due to a pipe burst and another time during a monster rain storm.

Some of the national data sites have pricing suggestions that run both high and low.

Sorry you had to go through all that Spencer but thank you for posting for all of us considering paying their high price tag for services  

This is a fine needle to thread because at this size, you very quickly start competing with high net worth individuals who are seeking summer homes.