Why would I use hard money with all the points and fees if I have to put down 20% anyway? 

It is currently section 8 with a tenant in place.

I'm ok with that.

All the investors just say “tap into your equity” but never actually tell you how to get that equity with the loan process. 

HH properties (and often HH clients) are high resource utilization accounts for a PMC, so many PMCs won't take them on, or will only take them on with the understanding that the property will be converted to a single-lease property (we do still use this approach.) 

Feel free to message me and I look forward to connecting with you all!

Hi All,I'm new to BiggerPockets and just getting my feet wet with real estate investing.

Deal of the century with 3.0% interest rate?

Based on the numbers, it sounds like the high origination fees, combined with the 70% LTV cap, are driving up the costs, especially if the lender is being conservative with their appraisal values.

Some of the groups are made up of local investors with all kinds of different experiences and are pretty helpful with resources when you need them.