So you need to remember that there are about 4- 6 big box lenders that fund most of the Hard Money loans and then you have thousands of brokers selling their products and lots of times someone thinks they are dealing with a lender but they are not, they are dealing with a broker who has a lending sounding name and this broker is set up with an account at a few different lenders. 

1.Subscribe to the BiggerPockets Money and Rookie Podcasts2.Attend the FREE WEBINARS3.Attend a Meetup in Your Area / virtual meet ups4.Purchase the Beginner Books: How to Invest in Real Estate, Set for Life, The House Hacking Strategy5.Peruse the forums!

Hard money loan through community bank.

You have to remember you make your money when you buy the house .

Where should I save my money?

My wife and I currently make more money than we did in our corporate careers but (legally) have not paid any federal income tax in several years. 

I believe we will continue to see this increase as more tech and energy jobs move into the area.There is a reason so much money is being pumped into the area.

Financial freedom requires:Your rental income must increase faster than inflation so you will have enough money to cover inflated costs in the future.

Strategies like REPS and short term rental loop hole can be complex and expensive to get wrong from a time and money perspective. 

Because you are literally guessing at market rent and the PM will…1) keep your application and denial process legal2) advertise, screen and place the new tenant faster and better3) probably save you more money than they cost you.