I noticed some of the reviewers mentioned how the area is up and coming so if the area is questionable that might be contributing to this.

@Kenneth Jenkins you forgot to mention owners that expect a PMC to use contractors off Craigslist that are unlicensed, NOT insured and rarely have acceptable experience/skill - but, they quote the "best" price.These same owners will sue a PMC if using these types of contractors results in a tenant lawsuit.

These loans are short-term as you mentioned, typically 12 months, so you'll need to refinance before that balloon comes due.

Surplus line is what I have been looking for as I am involved with an older property that is typically found to be uninsurable by a lot of other mainstream insurance companies due to the properties age and some of its original features and surroundings, I just have a question and have done some reading on this and it's really not too clear and it sounds it can go either way really with this and I'm fairly new to all this so I am learning a lot of things as I go but should the private non traditional mortgage lender be listed as additional insured while the person occupying & buying the home and also purchasing the property from the lender be listed as mortgagee?

As mentioned above, have good comps.Take a look at the S8 list of available properties so you have an idea of what your prospects are coming from.

I started looking at the area about 8 years ago after my dad mentioned it.

In my initial contact the first deal representative she  mentioned it’s because I am not looking off market.

There are reputable companies out there, however, but I would shy away from any company that mentions turn-key.Long story short, real estate is very forgiving over time and these properties cash flow well and I was able to build a great team for future deals. 

Quote from @Christene Martin: Hi Christopher, I am familiar with the NJ areas you mention.

So far, I've rated Evergreen and FCI lowest based on a number of reviews on different platforms that have consistent negative reviews mentioning certain specific issues that I find concerning (this is after accounting for the inevitable disgruntled customer/borrower who gets unjustifiably upset).Are you able to share any of your information?