Secondly, some banks will be more active and offer better terms in the construction and bridge debt space whereas others will consider take out financing and debt for stabilized properties a core competency.

Bridge?

I'm having a little bit of trouble properly executing rehabs without contractor estimates blowing out of budget im trying to find contractors to establish long term business relationships with but I can't seem to bridge the gap between estimates and true costsI'll give two examples:one was a single family home and I received various estimates ranging between 20k to 40k.

If our team at Bridge can be of any help we'd love to do just that.

You might be able to get in with a bridge loan but you would still be looking at 25%-30% down because of the unit count.

.$1.3M purchase priceDue to low existing rents, LTV was constrained.My loan choices were:1. 80% LTV, 6% bridge debt 2 year term interest only payments2. 65% LTV 3.85% fixed rate debt 10 year term 20 year amortization If cash flow was my goal and juicing the IRR my secondary goal, option 1 would have been the choice.

If you're gonna quote me multiple times, just tag me so I can respond :)HML's/Bridge lenders are the in the business of lending.

It's important to be roughly 2 hours from the GW Bridge, imo.

Probably no one using bridge debt today, but if they can or will do it, that could also cut your returns.Personally I do not like that you're trying to pull money from HELOC to invest. 

I think what's happening is lots of floating rate debt and bridge loans were taken out on deals in TX and the Southeast.