Go with a reputable Flat Fee Listing company.

Does any one know of any local reputable, helpful HML.

If that is something you would like to get drawn up, make sure you are working with a reputable real estate attorney, and have them draft one up for you.

I researched and talked to over 10 reputable hard and private money lenders and they all required about 20% down payment. 20% of $150,000 is $30,000!

From my research, they have a fairly good reputation, but high interest rates (11-13%) and their LTV ratio is 50:50.  

@Paul SmytheDavid Hixon, owner of Grey Castle Construction has a great reputation and is who I use on my flips.http://www.greycastleconstruction.com/If I can be of value to you in any other way - simply ask and consider it done!

I just want to make sure I'm reputable and keep them coming back to me for a good inventory of properties for them.  

Their reputation is worth more then a quick buck. 

They have a reputation to build and also defend because they are putting themselves out there.  

Yes, always check first that the fuel source is not disconnected (or too low if oil or propane).Another odd one can happen on the high efficiency direct vented units; with those, on a windy day, things like loose paper or plastic bags can blow within close enough proximity to the air intake pipe, and then get sucked into the intake pipe and blocking the opening.