I'm seeing wild variations in terms for hard money loans - both bridge and long term. 

I've already gave it a trial run with a tenant and the tenant & I both had more issues in 3 months than I had in 5 years with Cozy.

There are plenty out there and there are several variations (Fixed rate, Arm, bank statement, rental income qualifier etc). 

Like anything else in the real estate investing world the best lessons seem to be learmed by trial and error. 

On our first deal, there were a lot of trial by fire situations.

And if we are going to do a trial deal, would we still need an LLC or do it in some other way? 

You might get several quotes to see the variation but also look for a strategy to limit the scope.

I want to do this all while ensuring my tenants' housing needs are sufficiently met.I'm considering starting with a 5% management fee (and no extra fees), giving the first 3 months of services free as a sort of trial period, and allowing owners to back-out of my services with only a 30-day notice and no extra fees.

We have properties from NY to Miami.We were using Hanley and signed in for the free trial but the response was they were going to send somebody to get a quote but the quote was going to take about a week and we are looking to a faster response rate ideal 48 hours.Thanks in advance 

The truth is, you could read 100 books and still not know enough because certain things need to be learned through trial-and-error.