Look, I am rather regimented when it comes to hard money; that a HML should ONLY ever be used for short term transactional purposes. 

You may borrow an additional $35000 for hard cost improvements.

My taxes need a plan and i'm a fulltime real estate investor. why is this so hard to find someone to trust.This is how you find a good one:https://www.biggerpockets.com/forums/51/topics/1222774-expla... 

PS before the hedge funds jumped in about 2011 to 2012 I was an activce courthouse buyer in Henry county and a few of the counties on the north side of Atl metro so been to many of the  auctions having them all on one day is a cluster .. you have multiple criers crying sales simultainously it can be hard to follow but you can also squeeze out one that folks missed.. we did quite well until the hedge funds knocked us little guys out of the area..

Are there local hard money lenders that will actually talk to you or is it pretty hard to get a real person on the phone?

So for our deal, even if it was cosmetic changes it took us a lot of hard work.

Please keep pushing and sharing your progress. we are enjoying seeing your success in addition to learning how to pursue and analyze deals in different market sectors before blindly buying and learning the hard way.

Going to stay hard at work into making these a bit more accurate. 

It's hard to replicated wizards.   

Best practice is to ask them if they consider hard money cash.