@Tonye Jack  We don't figure realtor commissions or title commissions into the closing costs for bridge or fix and flip loans.

I'm actually working on selling my last property in that area (it's a SFH and across a bridge, so not relevant to your search).

There are some private bridge lenders that may be more appropriate than true HML.

You can’t always get the policy language you need to bridge the association coverage with your coverage, like loss assessment mentioned above.  

That said, I think you risked burning a bridge you may have to cross soon because the PM agent sounds shady in this case and may not be the right fit for you, though I'm hoping that I'm wrong there because I don't want any investor to have a negative experience with their Agent. 

Hi Jon,  That seems like a personal question :)  My goal is to leverage my savings to "retire" from my job and bridge the gap until my "full retirement" I don't have a plan on exit. 

-Property is in Ferry St Bridge neighborhood.

Other options include, but are not limited to:Your mattressA lower yield FDIC insured accountShort term investments (like partnering on a flip, bridge loans to a wholesaler, etc)In general as you increase risk, you also increase reward BUT if you want to deploy this capital in the next 12-18 months I'd say the 1% or so APY is the way to go.

Secure private money commitments for downpayment and initial operating costs (we'll be seeking a 1-2 yr bridge loan until we can refi and pay back private lenders)6.

I might consider bridging some loans for a few days as a hard money lender as well.