So before dismissing your options, you may want to consult an investor friendly Lender who is an out of the box thinker.

It's worth comparing terms between your current lender and others to see who offers the best deal in terms of rates and fees.Purchasing a Property: Whether you purchase through regular listings, an agent, or an auction depends on your risk tolerance and expertise.

Baselane has been a game-changer for me, saving a significant amount of time compared to manually tracking everything in Google Sheets.

For the vast majority of Conventional, FHA, and VA mortgages you are only guaranteeing the lender that you'll live in the property as your primary residence for a minimum of 12 months.

I'd suggest that there is essentially no tax implication for this as compared to your alternatives.

Keep in mind, you should have already had a conversation with the hard money Lender to know their terms and process, and be ready to perform. 

You set your own payment terms with YOUR client and then find funding for them.The Capital Syndicate is a private lender firm that offers financing through their own company, but they also provide you with a list of about 150 other private lenders. 

They’re a fantastic way to connect with local investors who can share their experiences and recommend trusted professionals they work with.You’ll likely meet key members of your team at these events, including insurance agents, title companies, lenders, realtors, and even wholesalers.

I was comparing large cities to other large cities.  

Happy to chat, network and compare notes with folks in this space.