The $1000+ per door to use a PM is straight up nonsense.

I would not do the work without either a contract to do the work or some type of interest in the property whether it be through some type of novation agreement, contract for deed or straight sale to you.

@Sook Kim thank you for setting the record straight, I should have caught this when it was posted.

It it is just a straight loan (not fix and flip etc) then it boils down to underwriting and application time whereas a private/HML can close in 7-14 days or faster and a traditional bank will take up to 45 days.

they are usually pretty straight forward to work with. 

Each person has their own risk tolerance, however what I will say is most people don't have straight cash to buy a couple hundred thousand dollar property hence are forced into utilizing hard money. 

@Jason Allen - yes i was able to create it myself -pretty straight forward process.

I second @Bonnie Low with the rec for Baseline, if you have 1-2 properties it's easy enough to keep your books and accounts straight but any more than that gets tricky and time consuming!

Establish credit by opening a Business credit card linked to account or funded account and once you have the credit, and the first years 1099 or Schedule C & E I would see if you can go Non/QM 1 Year or straight Portfolio vested in the LLC.  

or let go of the primary home idea for the mean time and went straight to real estate investing?