@Ryan Murdock, There are alternative lenders like myself who lend at lower rates than hard money. to put it simply, we sit between the rates of banks and hard money. 

The servicer argued that specific language in the loan modification document showed that there was “no attempt to impose personal liability” on the debtor for any previously-discharged obligation, and that the debtor’s motion simply reflected her misunderstanding of the partial claim process for a loan modification under HUD guidelines.

A different approach is placing a “tester” ad on Craigslist (posting a fictitious sf rental deal to see if the specs you choose can drive contact) and when receiving calls about this property you simply say “It is no longer available, however, would you like to be added to my investor list to know about the next one?”

I feel it's just simply supply and demand rather than shady banking.

I simply added some other benefits.

Simply bolted onto concrete flooring with no foundation perimeter to address water intrusion issues when it rains.

This is active real estate, even though you are rehabbing a rental, because you are committing your time that is what makes it work.If you decide to work with a Provider that does most of that for you and you simply are the financial backing then you will sacrifice about 10% of your potential profits, but you will gain back security and time. 

Also, with the eviction moratorium in place, are you allowed to simply refuse to renew an expiring lease or give 30 days notice on a month to month?

Or simply fearing there are no better options for $150k.

(I don't want to do BRRR, because I want my ROE to still be roughly 12%, such as if I have 100k equity in the deal after I take out all my invested money through a cash out refinance, I would still get 12k annual cash flow, but you simply can't get that in a BRRR.)