And oh, learn how to use BiggerPockets to grow your business by checking this quick guide: http://www.biggerpockets.com/bizSee you around!

I explain why more here if you're interested: https://www.biggerpockets.com/renewsblog/2016/01/26/vast-majority-investors-stay-fard-class-properties/

Perhaps I'm missing something with how hard money lending works (i've been reading about it but it still seems confusing and not viable to me but I could easily be wrong...)ya the other option is I stay in this house and do a cash out refinance or HELOC but, again, it just doesn't bring enough cash in to really do much with.  

I'm taking a much more "business owner" type approach to investing now than I did before.I am about 90% finished writing my business plan, using The Ultimate Beginner's Guide as a tool to help me get the plan in order.  

After I finish reading the Ultimate Guide to REI from BP I plan on finding mentors to help me further my education even if it means relocating to a different place.

Likely they will stay below 5% for the next 12 months and depending on the Presidential election and who gets elected, they could stay below 5% for considerably longer.Eventually in 4-8 years, they will be back to 6-6.5% which is where the financial system hums right along.  

Here are some recommendations for you:Find and connect with other BP members that are in your area: http://www.biggerpockets.com/meetSet up keyword alerts to be notified of the topics that interest you: http://www.biggerpockets.com/alertsRead Beginner’s Guide: http://www.biggerpockets.com/real-estate-investingCheck out BP Podcasts: http://www.biggerpockets.com/renewsblog/category/podcast/If you wish to tag someone in the conversation on the forum, type @ followed by their name and then select the name of that person which should appear below the comments box.

Thank you for the amazing feedback and guiding me, based on what you guys have told me I don't know if I want to invest there, still need to do my due diligence before I do anything else. 

Definitely stay active in the forums and look into several different real estate clubs that you can attend.

As a side note, I do not plan on becoming a hard money lender, but will selectively do up to four per year with this partner so I stay under the limit for my state of needing to be licensed as a lender.