It's not like other markets where all info is online and everything is super fast and easy.

I am posting here because I am looking for some advice or recommendations from other investors who can recommend a lender that they had a pleasant experience with.

Hey Cecil, if you have the capital to operate locally, and it fits your goals to do so, I highly recommend doing that.Congrats on securing your primary though.

But I highly recommend reading "Who Not How".

Any tips, warnings, or real-life lessons are welcome! 

You input and recommendations are greatly appreciated. 

Financing might be a challenge.I would recommend consulting with a attorney, loan officer, and CPA to discuss your specific situation and determine the best course of action. 

New full size high end stainless appliances that include a mounted microwave and dishwasher as well as new fixtures.

Granted this primarily filters out the small deals or the highly leveraged deals, neither of which I do, but making 20% on a ARV 150k house is $30k. 

Tailor these amounts to the significance of the task; for example:Roofer: $1,000/day (critical to weatherproof the site).Painter or garage door installer: $100–$200/day.Contract Value & Payment Terms:Agreed payment amount (lump sum or itemized costs).Breakdown of payment terms:Deposits.Progress draws.Retainage (if applicable).Scope of Work:Be as detailed as possible.