Looking into hard money but I'm concerned that the refinance, if I only get ~75-80% loan to value, won't be enough to pay off the hard money loan and I'll be stuck in it for a while.So I guess my question is, is hard money really only a good route when the rehab is pretty substantial?

Enter the "non-qm" and "alt doc" loans with their trash rates stage left....Hopefully Fannie/Freddie coming out of federal conservatorship rationalizes things a bit.It's not substantially different in your line of work.

I'm going to buy stable or near stable properties with substantial income and proper leverage out of the gates.

Chowing through one of the classic all-time greats "How to Win Friends and Influence People".What are some of the main concepts you took note of in "Be Obsessed or Be Average"?

Rents have increased slowly but steadily.The neighborhood has appreciated substantially.

There is a substantial equity from day one.

There is a substantial equity from day one, (based on an recent appraisal) but not much income on the property.

I've found this one expense to change the overall expenses substantially in some cases.

I did add substantial value from a "Rental" and "Maintenance" standpoint: New roof, aluminum wiring mitigation, added dishwashers, replaced air handlers, replaced hot water heaters, leveled fence, tiled bedrooms, added blinds, added ceiling fans and light kits, etc.

Prices are increasing substantially.