In those days it was possible to locate and tie up a “killer” deal, and close the transaction with absolutely zero of the investors own money.

I've already paid for an appraisal and the earnest money is recoverable.Thanks BP family! 

I would love to talk with a lender to get a better handle on the products that help investors BUT in my strategy, I am leaning toward NOT using hard money at first(if I can avoid it).

one thing is your lending your money way under what private money should charge. unless your just doing your friends a favor..

Over the years every single time I went over his house to hang out we would talk about money, investing and the future we were building.

This is the scenario:I buy a fixer with some hard-money.

I am interested in working with MB capital in getting unsecured line of credit and possibly hard money lending.

There is almost no scenario where a condo would ever positive cash flow while servicing debt, and very little positive cash flow with no debt.If your budget only allows for a condo, find a better place to put your money to work.   

Mistakes I see people make is they plan on living there a short time and over renovate the property where they will never get the money they put into it back. 

Was that purchase money, rate and term refi, or cash out refi?