You have $120k in total Property Value, and the same in equity...which means you're losing money. 

So, if the current CF is based on properties worth $550k, that means by selling, and expanding your portfolio, the new CF should be at least 10 times what it is now.You're losing money...big time. 

In most cases he who gives up the first number loses.

It takes most people 3 years to get their first deal (unless they settle for a bad one and lose money).2.

Perhaps start with $100 cash and move up until you have her interest -or lose yours. 

A deal is a deal and funding is just a vehicle to obtain the deal; if you can do it conventionally and don't want to lose it (always a possibility in this market) then go for it.

Sometimes you will make a few dollars sometimes you will lose some.

If it takes us 3 months to re-rent, we lose.

What's also risky is relying on a W-2 for the rest of your life while losing money to rent every month haha.As an investor in California, I've seen that it's more of an equity play for the first few years, then the cash flow is projected in years 3-5+.

The hard money lender will not allow you to get into a property that doesn't fit their criteria, because they don't want you to lose money and or worse yet, for them to be in a position to foreclose on you.