With actual cash, you just transfer it. yes, but you can still bid with lender approval - without appraisal contingency - you send in deal (app), it gets approved by lender its functionally the same as cash (except in true lightning speed situations where there is a quick auction with little time to prep but thats generally pretty rare I'd think)Right, but that's not cash or functionally the same as cash because the lender can change the terms at the last minute, as often happens with less experienced hard money lenders.

The same is true with property management.

The same is true if you would want to sell it at some point. 

This deal taught me the true meaning of “expect the unexpected” in real estate!

True.

I am a property manager with 200+ clients, half being true investors growing their portfolios who also work a w2 job.

Since this approach relies primarily on true documentation rather than estimates, it is typically the most accurate.

This is especially true with single family homes.

Sure thing and it's definitely true that the problem with asking others opinions is they often disagree with each other and there's a lot to sort through.

On the other hand, true private lenders are not professional lenders and hedge fund type lenders (which is what hard money lenders are), but instead are regular people in your circle and sphere of influence.