I know several HMLs who lend at 12% with 1-3 points.You might be able to get 10% if you had a long-standing relationship with a private lender but I think you'd be safe to assume 12% if you're just starting out.Yes, HMLs usually want 65-70% LTV max, so that would be 30-35% down.New HMLs will loan that on the after repair value (ARV) but smart/established/experienced ones will loan 65-70% of the purchase price and then set up a draw schedule for the rehab, usually with the borrower funding each stage and then getting reimbursed after an inspection which verifies the funds were spent on that stage of the rehab and it was completely finished.So if you bought something for 100K, the lender might loan 65K, you'd bring 35K to the table.

For my second, I'd like to start building a relationship with a hard money lender.

We also wanted to set it up for a positive relationship going forward.

I once in a while read someone assert a 1:10 relationship, that if rates go up 1% then values will fall 10%.

Building and nurturing face-to-face relationships with your team will pay off in the long run, especially if you want to be in RE long term. 

The building inspector and I have developed a relationship of respect for each other. 

what her job is and what her relationships are.

While you are working build a relationship with the best agent in town and tell her what you are trying to do.

I have great credit, a strong relationship with a lender, experience with home building and remodeling, and a strong desire to build a large portfolio.

In order for a landlord-tenant relationship to work smoothly, there needs to be open communication between both parties.