We purchase vacant resort lots directly from owners, mainly in NC and VA, and then try to sell them on the open market.

I met my business partner Heather in Gator and we are now doing $20k per month in private capital partnerships, we acquired our first padsplit subto and have multiple resorts/businesses we are looking at. 

Over 1,000 sq. ft. with wood-burning fireplace, private deck and garage parking just down the hill from Diamond Peak Ski Resort & within 1 mi. to golfing, Casino & private beach! 

My brother's family owns a few very nice homes in a resort market that he rents out.

That's a last resort option, not a plan.

I’ve always gone conventional and it’s my understanding hard money should be used either as a last resort or with very intentional reasons (fast close, no private money connections, etc)

I do find it interesting how so many people have missed the question and have resorted to giving me relationship advice... our relationship is just fine.

I hold it as a last resort for very short-term loans to myself for purchases or reno costs.

Maybe it was a resort-ish city thing there in UT or A class saturation. 

If I have to jump those hoops, I will because I'm trying to use hard money only as a last resort (rates are high 10-15%).