Otherwise from a portfolio standpoint there is going to be some pressure to exit the loans by month 36 which could cost the return some performance return.  

But, typically I've noticed many of the residential buyers base their purchase on their needs and can let their emotions get the best of them.Both require you to act in the best interest of your client, but there is much more black and white on the commercial side where numbers really drive investment sales pricing and can be influenced by micro and macro economic factors.If I were fresh out of college and living at home I'd get started on the commercial sales side.

Commonly the minimum investment into the highest-performing funds is 10k.

I can most certainly perform all of the "clean up" that an abatement company would, without being regulated by the state, for a 10th of the price.

They are performing well.Is using hard money for buy/hold purposes something I should consider?

Or buy non-performing notes...But for my $50k?

On the other hand, why would I  ever sell you a performing property in the Bay Area?

I am using it for a friend that had a non-performing property near downtown Cleveland.  

How much rehab is needed to get the building to top performance?

You should definitely see the last 6-12 months of actual performance.