Best way to think about hard money is as a bridge loan.

You are referring to "no money down" real estate.

My name is on the deed, but I don't have enough money to do what needs to be done.  

I just lost $10,000 in earnest money, will be sued for the sellers agent's commission, and my agent doesn't get a dime.

If so, they can sell within 2 years and not pay capital gains taxes on the sell of the home.They could take that money and buy multiple rental homes in other areas if they wanted, or use the money to downsize in to a different home while still having money left over.

If they do, your best bet is a local community bank that funds these types of properties.Another option is a private lender but that money will be pretty expensive, as mentioned 10%  + 

Chi Ta program offer 12-month membership for $10k with financing and help in getting first arbitrage from landlord.I'm about to sign up but wanted to do my due diligence I want to check with people here if this is legit and if the program is worth the money they as asking for.

I don't know anything much about real estate, nor have the money at the moment.

@Sean Nevinno offense, but i would not start with private money on your very first deal. 

Originally posted by @Max Gradowitz:I'm in CA and the most common LLC-related question I get is "I live in CA, I want to buy properties in other states, what state should I open an LLC in so I can save money?"