@Derrick Gordon 3 weeks for hard money loan is an eternity.  1 week is very realistic.  

I now came up with a strategy and I would like to have some feedback, whether it is a realistic scenario or total bogus. 

And how realistic is it for Seller to be willing to provide it?

Both had competitive rates, but CBIZ allowed us to customize our insurance and choose a realistic building limit value.

I would have to know your risk tolerance, your desired cash on cash returns, your location requirements to see if what you are trying to do is realistic or not.

That being said, unless it's a very good area, a 7.5% or 10% vacancy rate is probably more realistic.

From cursory analysis of some properties I have seen on the MLS, this seems to me to be realistic.

Obviously you would have to figure out weather or not the income to expense ratio is acceptable and makes realistic sense. 

then 100 a month in my mind never worked .. and will never work.. long term in these asset class'sgive me 100 a month in historic areas of reasonable appreciation and tenants that actually pay on time every time and don't trash houses.. then yes you controlling a valuable asset that can realistically be put on MLS and turned to cash in 30 to 60 days without being hammered by a local wholesaler or investor who will never over pay and just wants a screaming deal or they wont buy them. so if you buy for 100 a month and the locals who are in tune to the market will only buy if they can get 200 a month and if rents are basically static which they are in most of these markets.. what has to give is your equity if you need to exit.. or wish to exit..

Be realistic would you lend someone inexperienced like yourself 100% financing on 3 deals with only 5k as reserves?