A woman contacted me and said they are a construction company and want to acquire a long term rental for their employees.

A lot of properties look good with pro forma rents, but if the actual rents are low you may end up having to put a bunch more money down to acquire a property.

Looking to acquire either a second rental or do a rehab project.

If I wanted to acquire a home with a hard money loan, what are the steps?

Acquiring 6 rental properties in 1 year isn't easy.It doesn't look like you will be slowing down anytime soon so I would look for an accountant who is well versed in real estate taxation.You may want to ask him how many of his clients are real estate investors. 

Ideally - you would like to have a chat with your advisor when you acquire and sale a property.There are a couple CPA's here on Biggerpockets who you can interview with and see if you would be a good fit.

But now I'm hungry for a repeat -- I want to acquire a reasonable rental or duplex/triplex, make it nice, and rent it to a decent tenant.

I’m currently acquiring buy and hold long term rental condos in about 4-5 specific buildings, but those buildings are heavily diluted with investors so the only way to find good deals is to find off market units.

You will acquire it quite quickly once you own a rental property.I was always told the best way to learn a foreign language was to go to a location where it is commonly spoken, and force yourself to try and communicate until you are comfortable with it. 

You may find, though, that FHA financing is not the best option once you look to acquire your home.