@Kyle MarshIf you don't want to use the FHA 203k option, consider its conventional cousins ...

Once I've secured a hard money loan and used it to buy/rehab a home, how do I present my current situation to a traditional lender when acquiring a conventional loan on the property? 

If they did not take that as collateral; it would be an unsecured loan and I imagine your rate will be double digits.

If you have enough equity to refinance to conventional you will save the 1.75 in mortgage insurance and release more buying power.HELOC's are cheap to set up but variable rate with max of 18 over 15 years.

Now, we’re rethinking that idea since conventional mortgage rates are higher on investment properties.

Generally speaking there are 2 main types of loans for investors: “Conventional” and “Portfolio”Conventional - I'll define these as loans that come from Fannie Mae and Freddie Mac (if you recognize those names).

The purchase price would be $150,000I plan on using FHA or conventional financing through a small local bank, the Property is currently being remodeled and should be rent readyI’ve accounted 8% - repairs and maintenance 8% - Vacancy9% - capital expenditures 10% - management fees I think this might be a little much for expenses but I want to run the numbers conservatively.

Conventional mortgage Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

Realtor.com's market data for the week ending May 1, 2021, shows that the median home price of all the listings increased by 15.4 percent over last year, notching the 38th consecutive week of double-digit price appreciation.

Should I use conventional or fha?