Once the rehab was done I refinanced out of the private loan into a conventional loan as a primary residence.

What loan size and loan to value?

The lender is pushing you to do this to get an FHA loan.

You could get a loan from a local bank or private lender to fund it

Hi @Vincent Plant,You've gotten some great advice on what to look for in a hard money loan.

My company is licensed in 31 states for owner occupied loans (check my profile) and I can lend in 45 states for business purposes loans (nonQM and dscr loans).

Or maybe you finally want to purchase a multi-family complex / self-storage facility / car wash, etc.

The combination of its growing tech & healthcare sector, long-term resilience to climate change, and relative affordability makes it an interesting place to start our real estate journey.I spent a big part of my career in hospitality real estate consulting at a Big 4 firm, but I left to explore new opportunities and decided it was finally time to take the leap into real estate investing.

One quote has the items listed, shows the price of each item as $0 and then has a final total. 

Quote from @Vince Scipione: Standard would be an FHA loan for your situation more than likely.