Does any one know of any local reputable, helpful HML.

If that is something you would like to get drawn up, make sure you are working with a reputable real estate attorney, and have them draft one up for you.

I researched and talked to over 10 reputable hard and private money lenders and they all required about 20% down payment. 20% of $150,000 is $30,000!

From my research, they have a fairly good reputation, but high interest rates (11-13%) and their LTV ratio is 50:50.  

@Paul SmytheDavid Hixon, owner of Grey Castle Construction has a great reputation and is who I use on my flips.http://www.greycastleconstruction.com/If I can be of value to you in any other way - simply ask and consider it done!

I just want to make sure I'm reputable and keep them coming back to me for a good inventory of properties for them.  

Their reputation is worth more then a quick buck. 

They have a reputation to build and also defend because they are putting themselves out there.  

I use mysmartmove to screen my tenants....it's owned by transunion so it's a reputable company.

Both are here in Richmond and seem to have a good reputation.