Guys, when a rental company is filling your unit with people they aren't meeting or ID'ing - then doing nothing about it if turns out the people are a problem -  you are royally SCREWED.

Hard money I view as more institutional and have strict term sheets that they follow. 

This is due to the property’s institutional quality and the continued growth within the Atlanta market.

Any recent reviews from people working with Royal Legal Solutions?

These wholesalers used to sell to institutions but now that they're not buying as much, they're searching for retail investors. 

They tend to have no problems if you have a spouse or your children, or essentially some immediate family member listed as an authorized user, though.I know several people that were doing this, and their financial institutions ended up closing their cards on them.

I’m also in Royal oak, would love to buy you a coffee or a lunch and hear more about your experience as we try to find the right way forward. 

The value and loan amount is too low for institutional lenders.

Institutional investors are returning to the market, evidenced by increasing transaction volumes in July and August.Supply dynamics vary across regions, with markets like Chicago, Milwaukee, and Pittsburgh benefiting from limited inventory growth below 2%.

So, if a “typical” transaction would require 20% down payment to go along with an 80% institutional loan, then if I brought in a couple of investors who funded 10% each and I as “sponsor” received a 33% ownership interest as “promote”, I would have used OPM for that 20% down payment.