Typically this means they will take longer to close, may not have all the information for the companies they work with, and most hard money brokers get their money by taking an existing product and adding extra points to pay their fee.What is your investor success rate?

How do you become a broker for hard money lending? 

Hard money loans offer fast approval and don't risk personal assets but come with high-interest rates and fees, which can be tax-deductible as carrying costs.

The world values your money at 3 or 4% with no risk. 8 or 10% with moderate risk.

I doubled my money!  

As others suggested you could also lend this money out for 10-12% and make your money that way and not put yourself on risk on the asset.

There is still a risk: You do not have the right outprice and lose money, your deal goes south due to unfound things when you bought it, then the rehab phase brings them up, and you spend more, and the market changes, which is something that can happen on a moment's notice.

Cost of Borrowing: Compare the interest rates and fees associated with a HELOC or cash-out refinance to the hard money loans you’ve been using.

If you pay cash you'll pay yourself back percentage back, if you use the a hard money loan the refi would pay that off and the difference would go to you

So you are giving up $21k.With your current situation you are giving up $25k and have ZERO risk.