I could have found the money I bet, but I was scared to be a landlord.

Although I'm confident I can fix and flip it, my plan is to keep it as a rental.My dilemma is... where do I get the rehab funds? 

The main drivers1) Local Inventory2) 10 year treasury(macro)3) Personal Debt levels(macro)4) Real Unemployment(not the unemployment number but real white collar job loss ratio'd to part time jobs). 5) Industry proliferation(can't tell me a tech or finance hub moves like a health hub).To tell me #2 will derive from the same inputs as it did in Sep/Oct, I'm willing to bet it won't.

Although the property is worth way more than the loan we are needing and the secured collateral lien is really a sure safe bet and some easy money for someone willing to take the chance that isn't in it for anything other than to flip their money for profit/wanting to add to their portfolio, this would be an good opportunity for someone just starting out in real estate investment even.

You are betting too much on the refinance portion if you try to BRRRR with hard money.

Due to confidentiality and professionalism I cant share clients information on this chat. 

Some even bet against the market and made a fortune.

But I agree, seller's best bet is to buy using a conventional loan if they can qualify. 

And even if you hire a property manager to take things off your plate, that process isn’t foolproof, as Gregory illustrates.Buying a turnkey property (ideally with a tenant in place), or opting for a syndication or fund, could be a better bet if you’re looking to invest outside California but don’t want to deal with the hassles of “landlording.”

I've determined that due to my somewhat unique funding that a DSCR loan may be my best bet.