I think hard money rates in the double digits is absurd for experienced investors.I just closed on a house while only putting 5% down; the HML funded 95% of the purchase price and 100% of the rehab (in reimbursement draws). 

Hi,Initially i worked with an Agent and she showed me 5 properties, During Making an offer on a House she slipped a document to sign Digitally in her Ipad. 

I lived near Austin TX for a year so we had triple digit summers and I was ok with it.

I was either channeling my inner @Steve Vaughan and taking a nap or driving through Kansas and MO with triple digits on the car thermometer -- the nap sounds better.

We text her the dates of the reservations for the next couple of weeks and have a digital lock with her own code so we know when she comes and goes.

Properties in Norkirk, Clyde Hill, Bothell, Woodinville they’re growing double digits!

Despite this, I'm a bit ahead of the curve and am looking for guidance as to where to go next.Currently, I work for a luxury brokerage out of San Diego as an assistant to a top producer providing marketing and management of all digital platforms; I received this opportunity through DMing multiple agents on Instagram hoping to get a job after my return from a study abroad as a way to learn about real estate.

I am also a member of my local REIA.I hold an MBA and I have been a self-employed full-time digital marketing consultant for 15 years and real estate is only a part-time occupation for me, although lately, it seems to be consuming more and more of my time.

A couple of things:  From all the answers above you can see marketing, particularly digital marketing can be a big hairy beast.  

Most years, in the last 6 years, my primary market has had double digit market appreciation.