Experienced rehabber (40-50 deals/year) looking to shop some more hard money lenders.

@Don Blake, unfortunately you cannot assume what he or she said was true with regard to the deposit money.

The number one reason rehabs fail is the owner advances too much money to the contractor who uses the money to complete other projects or, go on vacation. 

Couple reasons for this.1. sucks to lose money every month when you just put down 20%, which can be a lot of money2. what if there is some kind of emergency i.e. large maintenance, non paying tenant, etc, then you are really in a bind and obviously that comes out of your personal funds3.

do You need money asap?

On the other hand, there appears to be a lot of money looking for deals.

Or rent out, refinance , and recoup money else where knowing what I know now .

I had to use one in NYC when on vacation there one time and they charged 350.00 bucks and I was outraged,, but for me that does 4 to 10 closings a month as a seller it adds up to real money :)Not sure what the on line one charges because same thing this was with chicago title and I did not pay for it since we do a ton of closings with them they accomodate my stingy streak :)

To finance the deal, I'm thinking of using hard money and heloc from 1 of my properties.

What @JDmartin said.......You'll lose money unless you hire a good GC.