Do you have any insight on areas that might be hot investment territories?

Also there are a stunning number of homes for lease in the New Territory area.

 $25,000 per month on holding costs is very dangerous if your projects take longer than expected.  

I consider them C because they are not dangerous and I feel comfortable going there.

Is buying a pig and putting some money into it too dangerous in a "college town"3.

I happen to know a few different lenders (a mix of hard money and other cash investors) that might want to JV with someone with construction experience in your market territory.

That is a great way to expand into unfamiliar territory where you normally would have to take a greater risk working with new relationships.  

Your question, @Shanna Zeiset, and some of the responses here, are good examples of why it's dangerous to distinguish between a hard and private money loan.

Car maintenance is a issue dangerous and chemicals and waste is problem.

Whenever we are involved in an eviction, emotions run high and it’s a very sad and dangerous time.When we are new in this business we have a tendency to make a lot of mistakes and that’s only natural.