Hard money is a type of business loan for non-owner occupying investors.

I'm really busy with my w2 job working all the time to fund my investments. 

This seamless transaction capitalized on strategic market insight and a prime opportunity.

You and your legal, tax and financial advisors should review this transaction in greater detail, especially the PLRs, to ensure you understand the significant risks involved and are structuring the transaction as close as possible to the PLRs to mitigate some of the risks.

@Nicholas A. your shotgun approach has a high probability of getting the exact quality you put into it.95%+ of real estate agent, many of them posting they are "investor-friendly", only know how to deal with owner-occupied transactions. 

Just know that it is a "no days off" kind of business and very mechanical.I would suggest documenting your process via video so that eventually you can bring people on to replace the different hats you will be wearing.Keep in mind of these 5 components of any wholesale business.lead generation, deal sourcing, underwriting, marketing, transaction coordination.

Upon BP member recommendations, my husband got his real estate license which now helps increase our access and decrease our transaction costs.

Unfortunately due to the property values, the cash proceeds will be disproportionately impacted by transactional costs associated with the financing (doc prep, appraisal, recording etc.) which will also hurt the available proceeds compared to the same LTV financing of higher value real estate that can better absorb these transactional costs. 

Don't expect these people to have anything to do with you once the transaction is over and a lot of bitter, nasty fights along the way. 

You are also able to send client disbursements directly through the platform with their Forte transaction processing partnership.