@Logan Singleton Can you explain a bit more how the second mortgage would work and the blended rate? 

A wise investor will not try to get rich quick with shortcuts.

I know EXACTLY where and how my numbers work and if I take longer than expected on construction and the sell (dispo- Sale)Let me ask you a question, if I loaned you 100k at 20% interest and you had no money out of pocket cause you used a gap lender at 9 %, and you still made $15k in 3-4 months OR MORE (I shoot for 15% profit), would you use the hard money loan to gain experience, knowledge and then leverage into better Interest rates the more you do?

Thank you in advance.Also as far as what I put in the letter, I usually say that me and my partner are looking for properties that need work, and can pay cash and offer quick closing.

I’m in a summer beach market and do not pay overtime for Memorial Day, July 4th, or Labor Day because that’s when cleaners here are expected to work and make hay while the sun shines. 

(In my case, it can only be rebuilt on the original footprint, aka no demo and spec build) -Trying to rezone the property may work and may be the answer for some, but is not guaranteed to pass through approval and would most likely be costly and not worth the effort put in, especially given the uncertainty of the outcome.

As I have begun to push back more, I have discovered just how many professionals take short cuts, over sell and under deliver and/or convey inaccurate information. 

Knowing it will require work and hustle?!

.: Flying out of state to do the work and carried tools - guilty as charged!

Brutal, constructive honesty appreciated, lol.If he is a great coach, he took the time to find out what you want to accomplish, how committed you are to getting there, that you have capital to make the deals work and that the two of you would work well together.