According to FHA guidelines in HUD SFH 4000.1, the lender is responsible for selecting the 203k consultant ... not the borrower.

Select Recently Sold Option3. 

Unless you are in a war zone and this is the cream of crop for selection then it really doesn't make sense.No legal advice given.  

Then Excel does the math and adds my pre-selected days to call back on (plus 15 days, plus 30, or whatever you are looking to do).  

Well because there is plenty of demand for CA.. properties within the local and state wide investing community.Where as if your in other parts of the country.. the properties in the quote un quote cash flow neighborhoods by and large are hard to sell to locals and its only out of area buyers who think they are getting some great deal that keep these markets going .that's not to say you can't find good out of state RE you certainly can..

The "draw" here is that a tenant can select the home they want to rent and buy, great angle!

I have listed some helpful recommendations for you:Find and connect with other BP members that are in your area:http://www.biggerpockets.com/meetSet up keyword alerts to be notified of the topics that interest you:http://www.biggerpockets.com/alertsRead Beginner’s Guide:http://www.biggerpockets.com/real-estate-investingCheck out BP Podcasts:http://www.biggerpockets.com/renewsblog/category/podcast/If you wish to tag someone in the conversation on the forum, type @ followed by their name and then select the name of that person.

Here are some recommendations for you:Find and connect with other BP members that are in your area: http://www.biggerpockets.com/meetSet up keyword alerts to be notified of the topics that interest you: http://www.biggerpockets.com/alertsRead Beginner’s Guide: http://www.biggerpockets.com/real-estate-investingCheck out BP Podcasts: http://www.biggerpockets.com/renewsblog/category/podcast/If you wish to tag someone in the conversation on the forum, type @ followed by their name and then select the name of that person which should appear below the comments box.

I have accepted that not thoroughly reviewing the documentation I signed, which included the "No" option selected for the rate lock, is plainly my fault.

Without getting into the myriad details, if you want a simple working definition, here's the one I use.A HML is in the business of lending, and fully operates as such.A Private Lender occasionally does loans, but is not in the business of lending.Every other factor can vary as widely as you can find people.