Chance of deal success needs to be high- 95%+.

I am paying a bunch of interest on the short term loan, with no timeline or updates.  

Reason being HML's are typically short term loans that are interest only.

Raising money is all about marketing and sales (not real estate specific) so either hire marketing agency and read sales books, or hop on some LinkedIn courses on marketing and sales.Not sure the legal structure to use: talk to accountants and attorneys.Need deal flow: talk to brokers and go to a lot of networking events.Lending terms: start calling banks and loan brokers.From there, it is all risk mitigation. 

Supply and Demand: When buyers outnumber sellers, prices and rents rise.Population Growth: Cities with significant and sustained population increases are more likely to see long-term rent growth.Job Stability and GrowthA property’s value is tied to the jobs in the area.

Congratulations on your repeatable success!

Purchase price: $785,000 Cash invested: $156,000 Short term vacation rental in Panama City Beach.

I absolutely agree that building strong relationships within the real estate community is crucial for success.

Hard money and private investing are both ways to finance flips, but they work a little differently.Hard money loans are typically from companies or private lenders that specialize in short-term, high-interest loans.

I had never heard the term Proffers before  LOL..