I know they have a cap at 10.We have also looked at using local banks in the area but those terms are usually 3 years arms to ten year arms and 20 year loans so it lowers cash flow significantly. 

For example, I have a private lender that gives me 8-9% on the rate for rehab costs when I am usually getting about 10.25-11.25% on the rehab costs from hard money lenders, and the HML is not sending the full money upfront, but in draws (this is normal for most HML) which is a lot more cumbersome. 

If they pass that smell test and fit our other criteria then it's usually a good fit. 

Even if a property cash flows $500 per month usually this cash flow will be eaten up (when a tenant moves out, when something breaks, etc. )And I am asking other people for their experience, if they feel the same wayOK. 

I manage a few smaller complexes and they are all on individual price schemes though they are usually within a few dollars of each other. 

I usually try to get 10k but sometimes its not possible and I would prefer to make something and give the investor a good deal rather than make nothing trying to move a bad deal.

Whenever I have an issue/question/problem my emails are always answered same day and a solution is usually worked out within 48 hours.

Coming from a family of lawyers the ones in my experience that make less than that are usually just not that motivated or are not that good at what they do.  

Cheaper usually means1.

Usually, the price you pay for the  property is what the lowest per sq ft listings appear to go for on MLS.