When using hard money ... say the HML wants monthly interest only payments. 

It's very hard to get a quality tenant during these months Good luck!

Monthly cashflow is hard to determine because I don't know your area or your client's needs but you seem to have a handle on whats going on in your area.So my structure looks like this:Purchase Price : 16500033,000 down payment (20%)7% interest, 5 years, 30 year amortization1-2 year option to call loan due950 monthly cashflowGood luck!

Its best to shop around and network with some lenders before you purchase, especially if using hard money or a high interest bridge type loan. 

I plan to use hard money to fund a portion of the purchase.

Their why will tell you why this is meaningful and why they will work hard for you.

It's hard to recall how often we were getting bit.

But if you learn what you need and are able to find a great property, than many hard money lenders will approve people who wouldn't qualify for a traditional bank loan.

It is often hard to find but they will usually have information about their tax sales. 

There are many forums here and it's hard to know how to categorize these posts!