She is really motivated to sell but is connected with a realtor already and the numbers don't work out for me in a buy and hold scenario so I cant offer to buy the house thru traditional channels.

Provided lending practices haven't overly loosened up, which I'm currently purchasing a home with a traditional mortgage and can tell you for certain this bank has not, then I see the majority of the market continuing to rise at a reasonable rate. 

I have a local California lender who remains a good friend and has been helpful with getting me pre-qualified for traditional lending. 

The high-quality labor force attracts new business, which upends the traditional relationship between business and population growth.Markets like Austin and Dallas in Texas, Atlanta, and Charlotte and Raleigh in North Carolina are as much lifestyle destinations as employment centers.

I guess that’s the benefit of the BRRRR strategy is that you can use other people’s money to procure the distressed property, but have little exposure on the high interest rates because of your ability refi with more traditional financing in the short term.

My question is  should I go for  a traditional bank loan,  this new concept of hard money?

It'll be non-traditional financing though.

So, can you tell me your type of loan, like:traditional mortgage types (FHA, VA, conventional)hard moneycommercial mortgage (like a portfolio loan or secondary market commercial)private moneyHELOC Seller financingPersonal savingsIf you did a BRRRR deal, you can list both the purchase and refinance source.And if it was a traditional mortgage, hard money, or conventional mortgage - what company did you use to originate the loan?

Sounds like they got a traditional modification where the arrears were capitalized into the loan.

Hoping the next offer I submit is a more traditional offer-counteroffer situation!