Typically this means they will take longer to close, may not have all the information for the companies they work with, and most hard money brokers get their money by taking an existing product and adding extra points to pay their fee.What is your investor success rate?

Is there a pre existing loan with that bank with either of you?

Cash invested: $60 Sale price: $365,000 Sub-to deal with homeowner pre-foreclosure How did you find this deal and how did you negotiate it?

Quote from @Sami Gren: I start by making the original tenant fill out a form requesting to add a new renter, and they pay me a $50 processing fee (I charge a $50 fee any time I make changes to an existing lease). 

You should be able to go as low as 10-15% down payment with your experience.Ground up Financing: Most "ground up" financing options require a bit of experience - 3-5 exists (rehabbed & sold or rehabbed & refinanced in the last 3 years).

Make sure to research lenders, get pre-approved, and calculate your potential ROI before bidding. 

As long as the rents can cover both the current PITI and proposed P&I payment, credit is at least 680. you should be able to qualify. 

Are you looking to pay off the hard money loan, fund another investment, or cover property improvements?

If you identify a problem, ask the seller if it was pre-existing or caused by the current tenant.

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