I don't need hard money because I have a lot of cash.Purchase: $190kDownpayment: $40kClosing/Realtor: $10kLoan Amount: $150kRenovation: $15kARV: $250kRefinance: $5k Final Loan Amount: $190KCash Back: $40KCash Spent (Down & Renovation): $55KCost to buy (Closing/Realtor): $15K---------------------------------------------------------------------------------------Total Monies Spent: $30KLoan Amount: $190KMortgage: $1.8KRent: $2KThose are rough numbers going through my head.

If I was going to do something like that I would use hard money.  

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I also find it hard to believe the husband can't find a job or they aren't paying partial rent. 

Hindsight is 20/20, and my education (courtesy of the school of hard knocks called Life) has shaped my approach to real estate investing and how I help others achieve their goals.Since 2021, I’ve been working full-time in real estate, specializing in assisting both local and out-of-state investors in acquiring small multi-family properties and short-term rentals.I would love to meet up with you and further discuss your REI interests and goals.

This was months ago and family member has lawyered up to see what’s going on we did continue working until we ran out of credit card figuring once the money is released we could just pay off the cards but the money is still on hold Back in October we decided that money does not exist and started applying for hard money loan/speaking to lenders and have gotten nowhere.

There many concerns with a newish lender that I'm having a hard time finding references for.

We have aroun d420 units , and about 200 owners, we are coming off software developed in house, which made it hard to choose because our inhouse software had everything we wanted and nothing extra.

Least risky form of real estate investing, thus its hard to get cashflow.

Those positions are hard to come by but if you can find one and get your green card, you're set!