The best ways to use HM are short term investments i.e. fix n flips, construction loans and bridge loans.

some construction lenders will offer "bridge" or "gap" loans to help finish projects.

Burning a bridge with ANYONE is not a good idea in business, but the long term effects of backing out on a contract with a motivated seller will probably not amount to much against your reputation.The thing is that motivated sellers are not return customers.

You'll end up possibly burning a bridge with that lender, but at least you won't be stuck in a hard money loan.

You may want to consider a bridge loan to reposition the property, then refi at 6 months into long-term commercial financing.  

We generally arrange for the bridge lender up front then have the permanent lender buy out the note after the rehab.   

As @Jeff Bridges  pointed out, "google and amazon.com both don't have a customer service number listed on their site."

YEP, you can use a crate of spray paint to paint a Royal Royce too, but it looks like heck and recanting that decision will never get you back to a pure masonry look.IMO, try real hard to not burn bridges behind you.

Regulations makes my business more easier, being a civil engineer experienced in roads and bridges as well as concrete buildings for government entities, I eat those before I eat breakfast, so far it has been working for me.

My mother's family has been going there since before there was a bridge to get there.