What really matters is how long you think you will have this loan. 

On my second house hack, I am hoping to scale beyond small multis soon. 

These small, individual actions lead to big impact.

Hard money and private investing are both ways to finance flips, but they work a little differently.Hard money loans are typically from companies or private lenders that specialize in short-term, high-interest loans.

The deal will leave the seller at your sons mercy for decades (the life of the loan).

We are in Sub-markets, which have led us to having a very small general contracting pool and can't find any contractors to keep up with demand.

The community banks and small regionals are more accessible and you can usually reach the right person once you have a name by calling a branch in the city the bank is headquartered in. 

For comparison, a Navy Federal FCU personal loan will be in the 15s%

It had been sitting around for awhile and was a good small deal to get my feet wet.

If you are looking for more appreciation and can afford to cover a few hundred dollars a month of negative cash flow then I'd recommend looking at Gilbert.