Like most others, I am using HML to fund projects: they charge more interest than PM, they charge lender fees and origination points.

Renter: BBecause of the appraisal, my lender, seller agent, 2 appraisers are now in a heated email discussion.

Make sure you have the following:Great investor-friendly agentsMultiple contractors to run bids throughMultiple lenders and hard money lenders to quote you

Are there any hard money lenders that will loan with no experience?

I mean, we can write a book here (and some people have) on this topic but the right suggestion is to get with a realtor that is local to you and get prequalified with a lender. 

Why would I not take advantage of this opportunity as opposed to getting charged 10-14% from a hard money lender?

You will need to get a local, rockstar Realtor, contractor, lender, and property manager.https://www.biggerpockets.com/blog/core-four-real-estate-tea...

That and lenders wont give a loan to someone who doesn't have reserves.

Let me give you an example, I believe the asking price is $3 million, you will need anywhere from 20% to 30% downpayment between $600K and $900K ( private lenders may ask for more downpayment) Then you will finance between $2.4 million and $2.1 million and your payments could be $20k a month which a lender could ask for 12 months reserves.

On the other hand a line of credit might work for the down payment, but you will likely want to look for a private or hard money lender for the fix and flip portion and as a beginner, I would expect to put between 20-25% down and likely a bit more for closing costs and reserves.