So in this scenerio you are apart of a hard money lender group.

.- And, last but not least, there are of course hard money loans.

We are buying two full rehab homes for <$25k in total - our strategy is going to be to fund the rehab with a hard money loan, build equity once the rehab is complete and then refinance the homes to get out of the hard money loans. 

Now I got to the point to start flipping houses and I am in the process finding private or hard money lenders locally.Good luck

Lots of hard work, sleepless nights, pain, tears went into this, but at the end it's all worth it :).

Thank you @NaDean Bowles I've been doing a ton of research in this commercial space and new rules for establishing values (differing from residential)...I'm just finding it hard to believe that NOI going from 37k/yr to 63k/yr by doing some fix up,raising rents and passing off utilities to tenants on a 635k property 5.5cap will result in a 500k bump in value($1.1mil)..sounds good on paper, I guess i'm still yet to believe it will be validated by a bank or buyer...but according to what I'm reading and learning, it should be close to that.

It was hard paying that much because of listening to other people & reading about them finding extremely discounted properties to rehab, rent, refinance. 

I just started hard money financing, and though they claimed to have billions to lend, I am not seeing it available anywhere.

I have learned the hard way don't give address OOOppps!

If you like to be somewhat active, great, do that locally but for distance and diversification, its hard to beat being a part of a 200 or 300 unit apartment investment in a strong market where trying to do this yourself would be very difficult to do.https://www.biggerpockets.com/blogs/7993/48729-are...