Is a Conventional loan from a bank or any other bank loan impossible to cash out or would we have to go through the route of a hard or soft money lender/OPM for the rest of the money?

Some recommendations:- Black Diamond (no selling speakers)- Chelmsford AREIA (not often, but sometimes there are selling speakers but it's always a very soft sell)- I guess I should put my event in the mix too.  

i'm going to the beach Reia meeting tomorrow night at 6:30 at Hooters in John's bass 

Soft money like me, or hard money like OP is talking about, makes no difference. 

I used to fish with my dad at the Lake of the Ozarks all the time, and Bass Pro Shops was his favorite store for supplies.

First the rule is a "rule of Thumb" and you should always run actual numbers to analyze a deal.There are a lot of costs you are not accounting for; primarily soft cost/ holding costs.Here are some of the costs you haven't includedClosing costs x2Transfer taxesloan costspoints on the loaninsurance (builders risk more expensive)ElectricityWaterProperty taxesSeller concessionsStaging costsIn general a round trip of both buying and then selling can cost 15% of a deal easily and 20% if you use hard money and take a long time to rehab and sell.

My homes cost me $100-110 per foot to build before land costs and soft costs.

Curious to hear from any professional mortgage folks, but my observation has been variable soft investment income (notes, other loans, equity investments) is counted if shown on 2 years tax returns (though expect something like only 70% counted and only the lowest amount).

Most of the time there is not the proper time, condition, and sense of reality for the seller to use this option.You have to be wondering why we go through all this,  well most people know they have to sell "they never could afford the home" your job is to softly help them come to this conclusion.  

I already gave @Adam Wright a soft yes on the saginaw library meetup so it'd be great if that works out.