I make a spread and they do the work.I'm currently structuring a laundromat with 3 apartments above it the same way.

I suggest putting them into a spread sheet and asking the EXACT same questions to all the PM's you interview and compare your answers to make a decision. 

I love Pace on social media.

So, add a few points on the spread and its the same as hard money, at least without the origination points.Its still a loan. 

I would suggest you follow a couple people on social media for a few months.

If you dont have 10 to 20% cash that you have saved frankly you have no business trying to borrow money and do a flip your way to high of a risk.Does 100% happen sure it does alot but for very experienced long term clients of certain lenders it simply is not real on the internet face book social media or anyone sending you a blind e mail or PM on bp.

I've got about 250k of equity spread across 5 SFHs that I've acquired in the last year.

Debt if used responsibly is a valuable tool but to say debt will always multiply returns is the wrong message to spread in these forums where there's a ton of readers who are inexperienced investors and will fall for the trap of following your flawed approach to originating debt.If you need additional help understanding how debt works in real estate, please send me a DM and I would be happy to help you out.

@Gunnar Teltow  "Personally, I'd rather shoot for making $15-20k" That is not enough spread if somting goes wrong.

We are active on social media and we reach out to independent landlords, leave business cards on vacant properties, and reach out to local real estate agents.