-In speaking with investors, others have experienced some of the same issues mentioned throughout. 

If you just hire the cheapest or first PMC you speak with and it turns into a bad experience, please don’t assume ALL PMC’s are bad and start trashing PMC’s in general.

My last 2 purchases and the luxury cabin I am under contract currently are all at least class B.  

Also many of them pay to get on the speaking circuit as you mentioned. 

Hard Money Loans are generally speaking institutional money so they make the rules and you either like it and take it, or move on to another lender.

Summary:The math speaks for itself.  

I'll be sure to speak with my PM for more information ASAP. 

Note, I speak of this as an immigrant household.To expand on #3; international trade is good.

@Kyle TrotmanI would suggest speaking to local banks, and credit unions.

(+1 sub)speaking of uncut gems. it's interesting that was the movie you were going to watch, given your situation. can't really compare RE to gsmbling, but the guy had heart and wouldn't give up for nothing. great job on persevering thru this storm!