-Ray (see above) is the man and can get you hooked up with great rates and low-fees!

What is your current rate and what are you being quoted?

So I have my house that refinanced in 2020 for a 15yr 2.5% rate and we have about 56k equity.

You snowball plan has a very high success rate.

The best scenario for the buyer buying subject to is to have enough money and good enough credit to qualify for a new loan at current rates should the due on sale clause be invoked by the lender  

Since fix-and-flip income is classified as active income, taxed at ordinary rates, this setup helps minimize overall tax liability.To protect both members, draft a detailed operating agreement outlining roles, ownership percentages, profit-sharing, and an exit strategy in case the business dissolves.

Lucy: your story shows that setting up a loan is more than just interest rate and other terms.

Normal mortgage rates are in the high 6's now, for a personal residence, and higher for an investment property. 

It worked out fine, though each time I got a little less than advertised interest rate (about 9% vs 10%) and I had to send a reminder email to to get my money back, but I did get it back.I ask about others' experience, because I'm still not 100% sure it's not a ponzi. 

Typically this means they will take longer to close, may not have all the information for the companies they work with, and most hard money brokers get their money by taking an existing product and adding extra points to pay their fee.What is your investor success rate?