I am a real estate broker and property manager based in Clarksville, TN and I specialize in working with investors.

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?

Thanks I have originate many of these AIO loans for almost a decade so I am familiar with the products, the pros, the cons (nothing is perfect), the qualfications needed, how to utilize them, etc.I dont use the AIO personally however Implement a similar strategy manually using a commercial line of credit which is similar in that its based on daily interest (Rate/365Xdaily balance = daily interest cost).

Based out of Salt Lake City and looking to do multi-state investments in real estate by flipping or renting. 

I'm also based in California.

Maybe they bring the experience and provide the funds.I don't like any of your options based on I think you are too new to investing in real estate to take on any of those.

Actually the last time I opened it it automatically forwarded me to the new web page and until that happened I hadn't realized that was what had happened.   

I would not eliminate OKÇ based on tornadoes, that is why you carry insurance.It will very difficult to find something in Austin that fits your budget.  

If it’s a good deal based on the comps, and in a good location, then I’d look into a conventional loan and maybe putting a little more down so that it cash flows.

You say you're based out of Vancouver yet your profile says Seattle.