We do want to settle in a little bit here while continuing to do our homework, but hope to get into something in the next 6-12 months.With the way interest rates are looking now and what little I see on public listings, I think a smaller multi-family that needs a little rehab would be the best bet. 

Looks like I can only @ people who've left public comments under this thread.

Quote from @Mike Levene: contractors should give exact quotes, come in give you a full detailed list of how much it will be to cost for labor and materials broken down.

Also, does the initial draw have to be the full amount like a HELOAN even though the product might say HELOC?

June is already almost full.

Hello BP -- I have a purpose-built duplex in 30318 (Atlanta / Grove Park) that has become a problem property.It is very large -- almost 2700 SF with eight bedrooms and six full baths.

You may make $50k on a flip but have to wait 6 months from list. ( in specific areas - not all of CLE)As a full time investor turn time is hyper important for me to turn my properties and money over as many times as possible in a year.Another example is are you a flipper or a renter.

A hard money lender is the same but they advertise or open it to people they don't know, meaning public. 

They are investing in infrastructure, housing, public safety and taking the steps they need to take to attract more jobs. 

@Ty Coutts I agree it's to high , searching for new lenders or PML , I didn't account for maintenance because it was basically a full gut , everything is brand new.