Its really no different from rehabbers using hard money loans, the interest rates are higher, I 've paid as high as 18% but its just another expense.

That's a hard price to beat.  

I am working with Streamline Funding out of Austin TX for my HML.I have my first property under contract and just finished the inspection.I will keep everyone posted on how things go.The reason for me starting this discussion is because, I have been apart of this forum for over a year and some of the questions I had about the estimated costs of getting your first deal started, were never answered.For example, Earnest Money ($2000), Inspection ($275), Appraisal($406), Closing cost($3000), having to put money into escrow for construction cost ($4000).This is all for a hard money loan.These are thing I am learning as I move forward.

If you are using hard money you need to budget for the points and fees as well as traditional third party closing fees.Repairs: The money it is going to take you to rehab the property plus an extra 10% of estimated repair costs to account for unexpected repairs.Holdings Costs: Here is where a lot of investors get tripped up.

Hi,I don't have a name in mind for you, and I think its hard to just Google a list of people.

You know how long it took me to give my hard money lenders these reports?  

Have you though about hard money lenders?

They require more babysitting and it's hard to find a competent property manager that works in the rough areas because the management needs are more involved and the rents are cheaper, meaning less of a management fee on a percentage of rent basis.

The price sounds really tight, in case the rehab costs are more and then hard money loans, points, fees and closing costs when selling.  

Buyers did all they could to follow escrow schedule while selling agent did not perform as outlined in escrow schedule (selling agent/seller chose escrow company).Selling agent requested us to remove loan contingency, while buyers submitted a notice to perform to seller to deliver the all the signed lease agreements as well as a 1 week extension on closing date for loan (loan officer and buyer's agent have strong relationship and in my understanding, had to work really hard to get through all the hurdles so far).Can I get your thoughts on the situation, potential scenarios, and how the buyer can successfully purchase the home?