I am not a member in any "gurus" programs nor am I foolish enough to believe that the whole picture is provided by these gurus.

I have found enough business and made enough money not to need to expand outside of this market.Section 8 is a whole different ball game but I find the program is unique in that it's a 3-party relationship adding the variable of a government agency.

Here are some great resources for you to check out: The Book on Estimating Rehab Costs https://www.biggerpockets.com/forums/12/topics/862964-wholes...Wholesaling Calculatorhttps://www.biggerpockets.com/blog/rookie-241?

That is probably a good start to setting the goals you need to achieve to make the dream happen.

(note: there was a whole chapter in the book "The Psychology of Money" regarding this)

The local/ state etc (governing body) may not just "give you" one.

Yes, we pretty much plumbed the whole house.

My hope is to build a strong network of like minded investors and real estate professionals that share similar goals, values, and experiences to help achieve successful REI deals!

Expect rates to be higher than "typical" financing programs - right now, I'd plan for at least 8%+ depending on the whole scenario. 

Thanks for the feedback—it really makes me step back and think about this whole situation.To answer your question about the hard money loan: I went that route because I needed to close quickly, and hard money was the fastest way to secure the deal.