But  I will play along.PML if its true PML  not HML calling themselves PML is very much relationship based.So I just took on a  new client in the mid west...

Matt, do you know if this is true for other states?

Those numbers are always great in theory, but people fail to understand what it is like in practiceWhen you are competing with 50 other units in your block for rent, can't rent the property to qualified individuals, and are dealing with constant maintenance/property/tenants issues, you realize that the returns are too good to be true. 

So if owner's shop around at all, they're going to find plenty willing to do it cheaper. 

It’s best to get multiple perspectives to understand your property's true market value.Feel free to DM me if you need any realtor recommendations or further assistance.Cheers, - Will

@Mark F. is a local investor who I've had hours and hours of conversations and texts with, just talking shop.

When I approach my true private lenders (family, friends, personal connections) with a flip project I have upcoming, I present it as an opportunity for them.

Let me know this is a scam sounds to good to be true and thanks in advance! 

A couple of questions, although several have already been answered on this forum...Is it worth shopping around for multiple lenders due to perhaps differing terms on these (rates, restrictions, fees, etc) or are they all generally the same?

So my other advice is keep your heloc at your primary bank or shop around till someone really wants your business