Holding costs are alot on hard money loans. 

It may be easier to offer the Tenant $6,000 to leave and be done with it.Unfortunately, many bad tenants have no fear of the legal system and they will continue to abuse this until you are run dry or the court finally forces them out.

Her loans are a VA and fha loan.

I don't do a ton of flips but can be a good resource for lending as I've got loans w/ 8 or 9 different banks in Cola. 

Chris,For non owner occ loans in CA or commercial loans if you wish to pool investors one way to do it is through a CA RE Broker who can legally fractionlize a single property into 10 or less co lenders as to thier % interest in said loan. 

They will not work on properties that have a Hard Money Loan in first position2.

Or when you want to scale your business, where you finally have a reliable experienced crew in place and you want to do more deals at a time. 

I planned to tell them that "I will waive the final 2 months of the lease but unfortunately I will have to keep your security deposit".

Philly also has 2% transfer tax, vs 1% across the other parts of PAOther factors like the current investor loans charging at 8%.

Finally, anyone successfully investing in self storage in Philadelphia, PA or nearby region?