I am getting quoted 8.25% interest on a duplex with conventional loan and 25% down.

For example: the hard money lenders that I work with will analyze and appraise a property themselves before loaning out money.

Simply, a percentage of the profits; so only AFTER the investors get their investment back + a “preferred” return of usually 6-8% annually.Here is how our equity (as opposed to our debt/loan/notes) syndications are set upwe as syndicators get a either a 3% broker fee or 3% acquisition fee at purchasewe get a management fee competitive with outside managementwe get 10% of gross rents as ASSET management feeonce investment is liquidated we receive 15% of proceeds ABOVE or AFTER investors receive their capital returned plus 10% annual calculated income including any distributions of earnings. 

My current primary was purchased in 2018 with a conventional loan.

Flood insurance has gone up considerably and is making it hard for buyers to use FHA or some conventional loans. 

I do have those who show up stating “but my cats are clean” or “it was only one eviction” which I just say no, but I’ve also had those who may be slightly off income but have a qualified co-signer, or a lower credit score but it was for a medical bill or student loan, and they worked out well.

I presume you are looking to assume the current loan? 

I have 1 million dollar property with about 500K left on the loan. 

If I were in the same situation, I would look for another home while renovating the one you are in. 

I paid the loan off in full earlier this year and am now under contract to sell, with the closing date upon us.