Let’s just say the hard money lender became my best frenemy for the duration of this project.

There was a BP member who was quite active for a short duration that presented hi use case for RE not being a good investment compared to other investments especially ially stocks.  

For now it's going to be likely a 6% +/- 1% for duration.

It sounds like there are some things that are negotiable in the rep agreement such as limiting it to a certain area and shorter duration so you aren't committed to working with someone that isn't compatible or not finding deals. 

Interest reserves will greatly impact cash to close and cash to operate and capitalized interest rates will reduce required cash for duration of project.

If there was a mortgage product that was the same as whatever you have now (same interest rate and duration, same company, closing costs, etc.) everything EXACTLY THE SAME EXCEPT that it also functioned like a line of credit, ie. you can put all of your income toward it, but still get your money out to pay bills - would you want that or no?

During the short duration of my ownership, Jacksonville was under the influence of a category 5 hurricane and a category 4 hurricane: Irma in 2017 and Michael in 2018.

A property inspection or review of recent upgrades/repairs is crucial.Private Lender Terms: What terms is the private lender offering (interest rate, duration, fees)?

My thoughts for RE- leverage amplifies appreciation- largest RE expense (principle & interest) is typically fixed for long duration (often 30 years).  

We're both market participants, none of us know the future we just speculate.Do you think the Sep/Oct sales increase will extrapolate over duration if rates get back there?