I’ve done one successfully in the past, so I’m not a complete novice regarding the topic, but that one experience doesn’t make me any less worried about the possibility of running out of time.

But at this point, I'm past the deadline to back out, and to do so would mean losing about $6,000 in earnest money.

Was that a past career in sales, management, or something related to real estate?

Just make sure to vet them carefully and ask for references from past deals and proof of their track record.

If you’ve refinanced in the past 12 months, sharing your rate/terms (e.g., 10-year fixed at 3.5%) would be incredibly helpful!

Can you learn from the past, absolutely.

I found Rehab Financial as one of the best hard money lenders in Philly, but I was wondering if any of you have worked with them in the past.

Yes it’s only by $1.00 but it’s gone up over $9.00 in the past 4 years.

Has anyone used something similar in the past they can recommend or share? 

For the past month, I've been soaking up everything I can from the BiggerPockets podcast, and it's only fueled my excitement about real estate even more.