You already have some experience and with additional effort, will quickly climb the REI ladder to its pinnacle.

You already have some experience and with additional effort, will quickly climb the REI ladder to its pinnacle.

Because I cannot qualify for a new mortgage and do not have enough cash for a downpayment, I am interested in using a hardmoney loan to buy and flip a fixer to pay off my mortgages.I have some experience with contractors to repair the properties for rent.I have a full time job and I coach my children's sports teams, so I do not have a lot of time to dedicate to find deals.  

Real estate is a business, and business is a team sport. 

Real estate is a team sport so it’s great that you are seeking advice just realize a lot of people are just out for themselves and will make sure they profit from the deal vs you.

My last car(older sports car) it took me about 4 lenders to find one who would lend on that car.

This is a team sport.  

You guys have built an awesome community.I also know not to mess with a guy who sports facial hair and digs flannel.

You can't watch a sports game without seeing their commercial almost every break, how do you think they pay for it? 

Las Vegas could be a good place to start since your girlfriend already has connections there, though the other states you mentioned—especially Tennessee—could be worth considering as well.Cities like Chattanooga sport particularly affordable properties—tenant-ready single-family homes in the 37406 and 37411 zip codes, for instance, retail for between $150,000 and $200,000 and can achieve monthly rents that approach or exceed the 1% rule.On the whole, Chattanooga’s homes are about 22% cheaper than properties in Las Vegas and 60% more affordable than those in New York City, so it may be worth exploring further.