It's the same work to do a $55K loan as a $500K loan so the fees will be higher due to the loan amount but will still be much lower than what a lender or broker gets paid on a higher loan amount.

I have a client who is in need of a personal loan (under 15K).

Looking for something that helps factor in all variables, fixed costs, interest paid on hard money loans, reno costs, etc etc. 

If you are not implementing a value add strategy, you would probably be better served putting a mortgage on the paid off property and/or getting a HEL (home equity loan) as both are fixed rate debt.

I am thinking of just getting a first-time home buys loan at the low 3.5% to 5% down and just living in it for 12 months then renting it out.

In the current high interest market, is home equity loan still reasonable?

Bank rehab loan.

I own the property 100% (paid cash)  over the property ill be looking for home equity loan to buy and purchase another property,  repeat the process and start the BRRRR method.  

When you find a buyer, we get our loan back plus our fee at closing.

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