All-in-One construction loan, too.

Usually the minimum loan amounts are higher compared to a 1-4 program with a loan minimum often of $400K.

This seems like a fairly easy exercise in comparison to a large multi-unit property with land and lots of improvements.

My mom has one home in SC that she lives in and another home in GA in which i live inside of. she wants to get a loan from the condo in GA in which she has 150k in equity.

In that case, you will need the lawyer to draw up the note and associated paperwork.I'm not exactly sure what is meant by subject to financing, but that sounds a lot like a finance contingency, where in the buyer is allowed to bail out of the contract if they can't get a loan.

HOA management companies seem to be increasing fees for no reason except to hold more cash without actually making improvements. 

And as @Jay Hinrichs mentions, in some states the borrower can reinstate and you become the owner of a paying (or in many cases, a non-paying note again) and you need to start the foreclosure process all over again.It sounds like you may have a tape from Kondaur, they are notorious for taking their loans right up to the foreclosure then dispose of them. 

Their money is loaned so they should be earning interest.

VA Loan 7 years ago How did you add value to the deal?

Be wary of hard money loans; they can be pricey, often around 12% interest for newer, which can quickly eat into your profits and also require a high down payment.