And in the case when they were able to do it the process wasn't quick and straight forward, that is why Solera is my top recommendation for clients. 

I will not be able to do a cashout refi with a conventional lender for 12 months, and although Fannie and Freddie require a 12 month seasoning period for cashout refi's, it seems most convetional lenders, even in a straight out refinance (with no cash out) require 12 months as a policy.Does anyone have any recommendations for long term lenders that will balloon me out on a long term loan?

I don’t know if Patrick was completely duped by Robert as well, but I do know that when I make inquiries, Patrick directs me straight to REM and doesn’t address the issues himself.Patrick seems to be a very intelligent guy and, honestly, I still occasionally listen to his educational content, but I will never invest with him again. is he licensed series 7 so he can legally take fees or was he a principal or employee so he could legally take fees ? 

I would just suggest you make sure you fully understand that process before you dive into it - because you can lose a lot of money fast if you don’t know all the ins and outs.Likewise, rehabbing isn’t always straight forward… like who will do the work, permits, contractors, unknown damage you may not have accounted for - especially in  a foreclosure where there usually isn’t the ability to inspect the property.We’ve done several flips we won at auction, and lost plenty of them in the bidding.  

You'd better get it straight that it's not a bunch of boy scouts you're up against...

Other, lesser returns would be furnished finders, or just a straight 6 month lease with a tenant. 

Let me get this straight.

Further, a Heloc earns interest on a Simple Interest basis on average daily balance through the month in contrast to a traditional mortgage that earns its interest on a straight line method 30 days in area's on the outstanding principle balance. 

They prefer private lenders, they do the PM and the reno, they pay 5.6% the first year for one class of investor, and a straight 10% for another class (with no upside for those folks).

Regarding a refinance on a sub2, are there any special conditions or is it straight forward like a normal refinance?