Figure out market rents, deduct expenses to determine NOI, deduct cashflow you want, plug remainder into mortgage calc at current interest rate, then add lender's required down payment.That is how much you offer!

I simply wanted to exit two deals to begin gaining credibility in the eyes of hard money lenders.

I'll add a few more things that can have a huge financial impact: required reserves, LTC (loan to cost), application or other upfront fees, and prepayment penalties.As a fellow flipper, I think it's important to have reserves, but they shouldn't be required as part of your funding.

Finding these guys will require someone local or a lot of luck.

Now, you can get some wholesalers but they usually don't know if the property will fit the requirements and regulations but you can learn that from the Realtor. 

I forget; it was payment processing related) that required me to have a website for the business.

Real estate is NOT a passive investment and requires lots of analysis and education.

I have some news for you, FHA does NOT require a 1 year work history!

Once you hit a certain number of loans (check with your state dept of banking and finance or dept of business regulation), they might require you to have a license.

But a specialist could be helpful if you have unique situations, want to explore advanced strategies, or simply save time.Cost varies - some charge hourly, some a flat fee.I'd recommend checking the tax pro button on top of the page and scheduling a free consultation.