Hey Drew,I work in the investment space and work with a bunch of hard money lenders and the typical rates I'm seeing from them are around 11-12% right now with a 1% origination fee.

., if I’m dealing with someone in, say, Chicago or Austin, I know precisely which local operators are closing quickly and which boutique lenders are staying nimble.

I’ve owned 4 rentals, done ~10 flips, done BRRR and been a hard money lender.

After that happened several of the properties were "given back" to the lenders. 

Have you looked into becoming a private money lender to put your money to work while you wait for your next purchase?

Hi Shawn, When I left banking during the last major crash and started this company, we primarily were a commercial bridge lender, but we also were a real estate investor.

FAKE lender alert !!!!

Related to that is the question of lender appraisal, even at a reasonable cap rate it will probably take a portfolio loan.You can try a lease with option to purchase.

Love the idea of helping out a first time buyer, may run into trouble if she's not the primary resident, check w/ lender but I don't think that'll fly w/o more of a down payment.

For example, I used a HML (hard money lender) to fund the acquisition of a property in Indiana I purchased off-market from someone in foreclosure, but paid for the rehab with my own cash.