With the appreciation rate the way it is in San Antonio these last few years, I've even seen some clients buy traditional buy and hold deals and be able to cash out refinance within a year or two when they've bought right.

In pan-Indian traditions, a guru is more than a teacher.

@Corie CarpentierI think you are a little light on your expense estimate.

Our well company comes by 4 times a year, they treat the water with salt regularly, check the purification lights and filters, balance the chemicals etc. 

Considering the big chunk of change that is even 3%-5% down for houses at Boston prices, I wonder if it may be worth it to buy in a neighboring town (within a 1hour driving radius) where prices are notably lower, put a more traditional amount down (10-20%), and just rent out fully without house hacking.

Considering the big chunk of change that is even 3%-5% down for houses at Boston prices, I wonder if it may be worth it to buy in a neighboring town (within a 1hour driving radius) where prices are notably lower, put a more traditional amount down (10-20%), and just rent out fully without house hacking.

My understanding of loans and financing is pretty limited.The latter scenario you describe of financing the purchase and rehab and then performing a cash-out refinance is quite frequently practiced.Often, an investor will get a loan for the purchase and rehab of the subject property, and then (after seasoning) cash-out refinance using a traditional bank loan.

I'll likely be gutting the kitchen, maybe bathroom, floors for sure, paint/trim, and lights/plumbing finishes. 

I found a home to purchase for him.ARV - $130,000Purchase price - $79,000Repairs - $5,000 (this light because the buyer is fine with it how it is but I want to make sure that its up to par)Note:Purchase price- $100,000Downpayment - $10,000Interest - 11%10 years/ 120 paymentsMonthly payment: 1377.36I have a MLO lined up and a servicerIf I get a Hardmoney loan to purchase and rehab the property how soon can I get out?

My partner and I have enough for the down payment on a flip, but we’re wondering if we are better off using a HML vs traditional financing.