I had a local bank provide a 1031 without fees. 

You are likely overpaying by $5,000.Broker fee of $3,000 and Processing Fees of $2,000 seem out of place...but then again, i never used a broker to get a loan so I am not sure about that.If the broker was able to get you an interest rate or loan product that you wouldn't be able to find on the open market...its high, but likely fair.if you are getting a loan product that you could have gotten by going to a normal bank...seems high and unnecessary. 

Start by talking to a bank/loan officer to see how much you can borrow. 

If you want to put the deposit in a out of state/online bank, then you will have to furnish a bond.  

You will need the cash to build it and I doubt banks will be favorable with lending terms.

Regarding a HELOC, most banks will only provide a HELOC up to 75-80% of the property value, so you may not be able to access a HELOC for a while.

.- Depends on what you're doing specifically, but usually I'd recommend getting an EIN at least to give access to business bank accounts- Repeating #1, if you're going to a property and 100% of your time is spent doing renovations and the like, sure, but if any of it is for personal benefit, that'd be disallowed.

See the attached maps of his/his related entity real estate investments (courtesy of The Wall Street Journal). 

Hi Kent - Do you have an article meant to be attached with this post?

I am also a lender, with Chase Bank, but want to expand my knowledge on hard money and private financing options.