Bridge Loan with Refinancing Exit: A bridge loan could provide a short-term solution to pull the cash you need now, especially if you’ve already added value through your rehab.

Why did the financing fall through?  

It's tough to work with corporate seller's.However, there is a TON of investable inventory in the Atlanta market right now that is institutionally owned where there process is very ridged.

Since you already have experience with both short-term and long-term rentals, house hacking a duplex could be a smart next move.

Are you familiar with the CFREIA?

Quote from @Steven McPherson: The 10-year is pessimistic about the next few years. 

Gives you time to go do more deals and get more contracts accepted for the next one. 

The answer is that if the lender that's doing the hard money loan is only funding the purchase and not the rehab, they then have less oversight of the project since they're not doing the draws, and thus not seeing the progress of the project and having control of the funds or draws from the rehab to make sure the project is progressing.

The eleventh hour deal just fell through after we jumped through hoops getting them every piece of paper they needed to close this deal by tonight.

I think.. that darn NMLS website is the most user unfriendly site I have ever seen..