Simply put, they will think you are ripping them off; they are not investors that understand the true cost of this business.They also don't understand that any rehabber that is risking their money on a project wants to be assured that there is a decent profit to be made.

You will radiate a positive self assuring positive attitude people subconsciously pick up on and they like you!

. ;-)I'm not looking for anyone to "invest with me".. however if I was, at least they could rest assured that they were partnered with someone who can work a decimal point.Fine, and also be a big pitooey to deal with.

Their sales guy James apologized for the issues they had this spring and assured me they took care of it.

As a  Gold Coaching Program member, I can assure you Michael Quarles is the real deal.

One way to assure better deliverability is to get a list that has been run through postal certifications.

The potential for violating Federal and/or State lending laws and becoming out of compliance is exceptionally high and relying on your borrower for assurance is unacceptable, if not foolish.In my state, CA, most note buyers/lenders make loans via a licensed broker who is responsible for compliance documents, knows which laws apply and performs some level of underwriting the borrower.Next, you must be willing to own the collateral (if at any price) and determine at what Loan-to-value and terms is acceptable to you. 

I think it's time to start looking at hard money, and call your lender back up as soon as your husband has his first paystub in-hand at his new job.You may want to ask your current "soft" money lender to speak with the HML guy and/or maybe even show the actual loan approval, loan application, credit report, etc, so he has assurances that you will be refinancing out of the hard money as soon as husband is back on the job.