I think the most important part is that you set a hard deadline and stick to it......

Work the system and deadlines as tight as you can and if you don’t know what those deadlines are get a rent court attorney or agent familiar with your county and pay them to do it or you will get screwed even more by time.

I have one in Oregon that is just under 10 million and typical hard money rates are being quoted.. however frankly if you still cant make nice profit paying for HML or private money then the deal is probably to tight. if your talking 10 points and 20% then ya that would  be a little bit high.but 2 to 5 and 10 to 14 is in the all park.. for a HIGH risk horizontal loan.I just did one personally ( i was the lender) in Orlando and we were up there on the top end of what i am talking bout 30% apr  but the developer snag a great deal and will still make a few million on it while paying me 100k for a 700k loan he used for 7 months.. that seemed fair all around..

Deals are getting a little tight but still lots of money to be made.

Unfortunately we were up against a few deadlines and could not delay the closing any further.  

Get the $ to the lender before the deadline.

This.Our market is extremely tight right now.

Set a deadline.

In this current market, where low inventory and tight supply, rising prices might be good to build.Terry

I have dealt with them for many years.. although to be frank most have shut down.. wholesaling in a tight market is a waste of time for most and not profitable for many