I agree with Bill, most hard money lenders want to be paid back in under a year so if you are looking to be buying rentals with hard money, you would need to be prepared to refinance out of that loan into a conventional loan. 

Property owners are inundated here with letters so much so that you'll just be part of the crowd.

As far as I can think of these are my options:The seller can carry a note on the condo for the 50k differenceI can give the seller a 2nd on one of my rental properties for 50k as security for a noteI bring 50k cash to close ( I don't have $50k additional cash )She reduces her sale price to the appraised price (not likely )Roll the dice and try a local lender that the realtor suggests (realtor has asked this several times)I have asked the seller to reduce the sales price to meet in the middle, but for discussion lets assume the price will not change.I haven't talked to my lender about what I can do but I thought I could get some ideas here before inundating her with requests and questions.Some general notes.

Also you’re getting $1300 in under-market rental income a month.

The belly board had been cut (that’s the plastic that holds the insulation in under the trailer) for previous plumbing repairs.

Keep in mind hard money loans are usually 6-12 month terms with most investors getting out in under 6 months.

In the basement, there was an old rusted metal sink cabinet, with stacks of old cast iron pots and pans in/under/around it.

. :-)  My boyfriend is laughing at me, because I have managed to get banned in under 15 minutes. :-) Wonder if I am the leader in this field?  

I'm skeptical about how good the coverage is, because of how much lower they came in under everyone else.

I am searching zillow pretty regularly to keep an eye on the market but most of deals are coming in under 5% cap.