While I am a lender, I personally use hard money on all of my own investment projects.

Do you know of any HML are non recourse in San Antonio? 

I would even suggest a Primary home or Vacation home to pull the cash out of versus trying to find a lender who will agree to be in 2nd lien position behind a investment property.

You can double check the info by calling the lender/servicer

We do want to settle in a little bit here while continuing to do our homework, but hope to get into something in the next 6-12 months.With the way interest rates are looking now and what little I see on public listings, I think a smaller multi-family that needs a little rehab would be the best bet. 

Typically, once the project is done you can get it refinanced via the same bank saving a lot of fees compared to HML (Hard Money Lenders).

Hi Lenders, currently in the market for a cash flow management tool to help organize payoffs and broker commissions to get a better understanding of how many more loans I can fund on a given month.

@Aaron Bard- plenty of  lenders  offer  DCSR loans ...contact a  few  for  quotes ...also - dont  pay  any  lenders  at the beginning of the process 

Also start talking to lenders now to understand their requirements 

@Doug Smith Yes, I put 25% down on my last investment which is what was required by my lender, whom I like.