We are based on Maui and are looking for SF homes and condos to FF and possibly hold for LTR/MTR.

It's an asset based loan so most all the requirements will be dependent on the rent covering the debt so if you have cash but no stream of income it'll be the way to go.

Make a decision based on the numbers.

My wife and I are in based in San Jose but we have lots of connections in Utah.

So, join some of those Indy based real estate groups on Facebook.  

While it is under 100K, and loans under 100K are often more expensive because they are harder to get and because it costs the same to underwrite a 100K loan as it does a 300K or a 1M loan.... and certain costs are fixed and not based on the loan size (think things like processing and document fees and underwriting costs...).

Lots of great advice like knowing what criteria you can base tenancy on and what you cannot.

In my experience “hard” money is used to describe an extreme section of what’s referred to as asset based lending.  

This option would require assembling a local team as I'm considering forgoing a property manager.D) Invest in a Better Maryland Area: The goal would be to find a property with higher appreciation potential, though I'm aware that the cash flow might not match what I'm currently achieving.Given the unique circumstances of my current investment—significant appreciation, a specific tenant base, and a low mortgage rate—I'm weighing these options carefully.

The appraisal for this property came to be 135K (sub-to) based on the scope of work  given to the lending company .