So, if you hold the property for more than say 7’ish years (I think that’s about ehere it works out on the amortization table), the conventional loan, already cheaper than fha to start, becomes even cheaper as the pmi comes off.Talk to a lender to actually run your numbers.

So here's my dilemma...I have been working under the table for WAY too long.

Why is the builder leaving so much money on the table? 

Most hard money lenders are looking at around 65% of ARV so even at 100% they wouldn't finance the whole deal or even just the purchase so you'd have to come to the table with the difference plus closing costs.

If they are giving you flat cost for everything, percentage draws are pretty much guaranteed to get you behind and not leave enough on table for contractor to finish job.But to your question, it is amazing what interviewing other people will do for contractors that think they might lose the job. 

A team that brings innovative systems and excellent communication tools to the table. 

It seems that a guest was, for some unknown reason, attempting to move a slate pool table. 

What he would bring to the table is help in choosing a property, reassurance that the numbers are right, the decisions are well-made, and he can/will be able to help out with some of the physical labor.

Consider what you can bring to the table and go with a strategy that fits you personally.

If you can get a big tax free gain based on the 121 exclusion, I would give serious consideration to taking some chips off the table to redeploy into other investments before the 3 year window elapses, whenever that is.