This has definitely paid dividends for us when it comes to mortgage rates and lending options. 

I am 20 years old and for the last 5 months I have been learning hard money lending and I am diving into the real estate community to meet new people and learn.

Yes seems to cover all transactions . just like lending money here there is no carve out for investors loans on  1 to 4..

It’s like you and I leveraging our success in notes/lending to raise $100 million to invest in art.  

More like  2X to 5X the cash out.. these are done with builder developers on their deals So put out 300k get 300k back in profit plus the interest rate. most small builders/ developers need to have a equity partner so you just do both you lend the money and are the equity partner.. pretty clean..

I'm having a hard finding lending due to most construction lenders requiring at least three new builds under your belt.

It went through conventional lending. 25% down.

If she's still there, institute your holdover policy. 

Institutional lenders will look at your non/short employement as a negative. 

Will they institute the default rate over a technicality such as missing the completion date by a few months  or will they ignore the default rate because they see the reason for the delay wasn't entirely borrower's fault and borrower  has a plan of action to get the project on track?