She offered the deal at 250k and will negotiate but I need to be sure I can find funding before I waist anymore of our time.

There are lenders that offer helocs / second mortgages on investment properties. 

I’m not familiar with “hard” money, do you offer standard foldable money?

Just made an offer on one earlier in the month but it fell through so I may hold off until later in the year / early next year to catch the beginning of prime season vs mid season. 

When they offered cost savings, their suggestions included using wood siding instead of Hardie, and to use hollow core doors instead of solid core doors.

This creates two loan payments ($100,000 of equity and $300,000 on the new mortgage).Key NumbersHome Equity Loan Interest Rate: 6%Mortgage Interest Rate: 7%Rental Income: $3,000 per monthExpenses (management, taxes, insurance, maintenance): $800 per monthIncome and ExpensesMonthly Rental Income: $3,000Monthly Expenses: $800Monthly Mortgage Payment: $2,000ExplanationThe investor earns $3,000 in rent each month.They pay $2,000 on the investment property mortgage and $800 on other expenses.This leaves $200 profit each month or $2,400 per year.However, you have to pay $6,000 interest on the equity borrowed.This leaves you with an annual loss of $3,600.This example shows that while the rental property generates positive monthly income, the interest cost of borrowing the initial $100,000 results in an overall annual loss.

  - Optimally, a national lender able to offer financing in multiple markets or States. - Seasoned with proven track record and positive reviews of performance.- Dependable, trustworthy and professional. - Weekends are workdays. 

Owners mistakenly ASSUME all PMCs offer the exact SAME SERVICES and PERFORM those services EXACTLY THE SAME WAY, so price is the only differentiator – so, they often select the first PMC they call or that calls them back!

Make sure the $400-$500/month cash flow is enough to cover unexpected costs.It wouldn't hurt to look for other refi options or consider a different loan option, which might offer better terms.

I agree it might be best to avoid being overly confrontational about their situation, but instead offering what you might be able to help them with.I worry calling 500 people in a week might not be the most efficient way to do this.