Also, to streamline my time to create my own systems...

Hard Money is sometimes a tricky situation but going through me things are much more streamline!

The more streamline you make your processes the faster work gets done and the less training is required to get things done.It's really good - Google drive converts documents, holds databases and files.

I just got to the point that my processes are streamlined enough that I can usually handle all the paperwork over a 3-4 hour period once per month and then be finished, unless I get some phone calls.

Right the MMI on FHa is now for life if you put less than 10% down but realistically only maybe 2% of people using FHA put more than 3.5% down unless its for a strategic reason.If you have superb credit I would recommend you use 5% down payment and payoff the MI through whats called single premium lender paid mortgage insurance this is done by raising the rate high enough to absorb the mortgage insurance for instance instead of 4.75% you can opt for 5.125% and it will pay for the MI off for the rest of the life of the loan, or you can keep 4.75% but pay the SPMI in cash, or pay the stereotypical method of monthly mortgage insurance.If you're going from FHA to FHa refi thats a different story (streamline FHA refi).

You can use an FHA 203k loan with rehab money included (both a streamline - smaller, and regular 203k).

It's all based on the amount of rehab needed.You'd be looking at a 203K streamline.

The idea behind going with hard money is:Advantage at purchase - your offer is almost as good as cash, since the HML can close in a couple of weeks typically and underwriting is streamlined and much easier.

And there is the "streamline" which can have as little as 5k in repairs. 203k has a better interest rate than homepath too.

You probably could've invested that into coaching and streamlined the process and been much farther along than you are.Again, just my opinion.