I do not invest out of my market currently because we have a great buyers market here ion Baltimore, however if I did I would consider dotting all my I's and crossing all my T's before doing so. 

I live pretty close to the border so I'm sure we can make that happen!

Then I thought about all the friends I have and the same thing crossed my mind. 

One other side note...I'm going to kick myself I know..better to be informed and make the right decision than to close my eyes and cross my fingers.Last year I took all the repairs at initial purchase, and those monies and fees I deducted on my return...THE RIGHT WAY, would be to add this to the purchase cost and this is depreciated, RIGHT?!

But at what point does the investor step back and say "Ok, I'm crossing the line from 'Getting a good deal' to 'Screwing someone literally our of house and home' "?

I'm wondering if anyone has had experience using cross collateralization as a way to increase the LTV that the lender will finance.

As for the rate, I cannot not say whether its a good rate or not [I would be crossing into the realm of originator] but I can say that hard money loans are typically priced at a higher rate mainly because they are usually shorter term loans; the lender knows that you are likely to get it refinanced after upgrades (BRR Strategy)Watch the following in the sequence provided.1) This guy does a great job of providung the birds eye view of Hard Money vs Traditional Bank lending for investment property.

It will be a good cross between my healthcare and real estate experience.

Of course, purchasing their property and renting it back to them had crossed my mind as one of the options I could offer, so I'm happy to be learning early in the process that it's not actually an option.

I may be able to help if you have another property owned free and clear that I can cross collateralize..