.: Yes Joshua I do some hard lending small amount as I said to some people I know.

I get the tax benefit of rentals and more liquidity of lending.

This ensures enough space for the homes, parking, and any additional amenities while maximizing land use.Project Scale: To reach an institutional-level deal, you'll typically need at least 100 units.

These institutions might be more flexible and willing to work with your specific scenario.  

Does anyone know of any banks in or around the August Ga area that will work with out of state investors? Preferably with 30 years fixed loans? My partner and I plan to purchase 25 houses in the next 4 years. 

Institutional hard money lenders will not lend to you personally or on a home you are occupying.

Hard Money lenders cannot lend to you personally on a home that you intend to occupy. 203k Loans and HomeStyle Renovation Loans are NOT harder to qualify for.

Quote from @Amanda O'Kelly: Has anyone used W2 Cap Capital for lending?

With that said I do know a few hard money lenders who operate on the principle that they have to like you to lend you money, but most  

There's enough ARV to satisfy the acquisition and rehab cost but been having issues in finding lenders to lend on them.