The deal did not go through and they never returned my money.

These should be reflected in the purchase price or negotiated as part of the terms, such as the seller carrying some of the renovation burden.Use seller financing to your advantage by proposing a price closer to $225,000-$250,000 with terms such as 20% down, a low interest rate (4-5%), or interest-only payments for 3-5 years, with a balloon payment once renovations are complete and cash flow stabilizes.If the seller is firm on price, consider negotiating higher down payment terms to reduce the financed amount, paired with interest-only terms or a price reduction tied to renovation milestones.Key questions to address include the condition of the septic system, which can be a significant expense if it fails.

The only money we have going into the market is in our HSA.

It enables us to keep our money working at our current rate, and it puts more money in the hands of the rehabber.

People that have "amazing deals" outnumber "people that actually have money to execute on them" by a ratio of 10:1 or 15:1.

What are the main differences in hard money lenders vs. private money lenders?""

Any recommendations for hard money lenders?

It takes money to make money.

Risks/rewards, benefits/pitfalls of hard money to me...what are they?  

A fool and his money are soon parted.