Hello BP,New investors , how are you locating easy hard money lender or Pml ?

@Cathy Fitzwilliam Initial cashflow is not easy in San Diego, the higher rates make it that much more difficult but it is certainly possible with value add deals.  

Promises are easy to make but hard to keep. 

I'm just not sure how easy you can find one in TX.

Fees should be clearly stated in writing, easy to understand, and justifiable.

They are easy to get and can get as many as you want.

A handy search bar in the upper right makes it easy to find previous discussions, blogs, podcasts, and other resources.

I've had several LLC's and S-Corps in the past and they are relatively easy to pierce.

There are no easy fixes.  

They sold two appreciated duplexes in Dallas and we turned them into 8 units in Mesa, AZ with higher cash-flow, and much closer proximity to Southern California.I'll add to your Phoenix "pros" list:1) Landlord friendly rental rules2) Easy evictions in < 30 days3) Rents are rising faster (on a % basis) than many other metro areas4) Low property taxes (and the property taxes don't sky rocket after a purchase as they do in CA)5) Very low vacancy and extremely high tenant demand.