Can anyone point me towards a hard money lender that will deal fairly with a first time investment buyer? 

So far we have never had to lower rents a single time but in fairness I started buying in 2011 so the market hasn't been going down during that time frame.  

I'm looking for more advanced learning, my knowledge set is fairly good. thank you for the warm welcome

I live in Ashburn VA, but don't mind communicating via email, phone, and texts.

I would need to fairly compensate the GC that we has been working with us up to this point to get written bids and start lining up subs.

So the property owner would be compensate 300K in actual cash....if you'll notice our client would have been out of pocket for 200K after getting their payment and then paying for the re-design and the reconstruction needed.I tell you that to say that our client's attorney argued the point, provided case law, and (I believe) had their own appraisal to demonstrate a value that was more in line with what they considered fair.

Welcome to "Nashvegas"I'm also fairly new in the area, about a year or so, but I'm finally taking action on all the gems hidden here.

("Lease-to-own" often misleads tenants into thinking that they have an ownership interest in the house, so I generally avoid using that term.)As a landlord, you will need to be aware of all the usual landlord-tenant and fair housing rules and regulations.

I tried a few times and it was uber frustrating i just never went there again.. and being an agent representing a buyer it was painful.. your buyer is e mailing you everyday wanting updates.. listing agent wont communicate becasue they are swamped and have nothing new.. it was very unproductive way to sell inventory.. but we had to remember this was a crisis and banks simply / and servicing or asset managers simply did not have the man power to deal with it all.. 

I've been pretty good about doing most analysis and communication by email up until a property seems viable enough to walk, but hadn't thought of tracking my computer time to hyper analyze hours spent....probably have burned quite a few figuring out the methods of data collection and analysis.