I suggested to my landlord if I came in with 60k, we borrow from a hard money lender (in this case his group) and offer 300k to close in 2 weeks.

Lenders are almost universal in their requirement that a borrower has "skin in the game".

- 6% rate at 30 year each $100k borrowed adds $600/month.

The advice I give to my clients who are first-time borrowers is to have three people alongside you as you start your path with fix and flips: a realtor, a general contractor, and a lender. 

In contrast, hard money lending usually comes from specialized lending firms or investors and focuses on the property's value rather than the borrower's creditworthiness, often featuring higher interest rates and shorter loan terms.

Quote from @Landon Lehmann: If you cash out equity in a property, you are "borrowing" that money from the lender.

However, FHA loans also allow non-occupant co-borrowers, so if you have a family member or close friend willing to co-sign, this might be a viable route.5.

Rates currently range from the high 4.00% - mid 5.00%'s depending on the asset / borrower / location. 

Can you get that much of a return on that money - as you do not want to borrow just to borrow and lose $

If you cash out equity in a property, you are "borrowing" that money from the lender.