@Eric AndrekopoulosHe could also sell them and not have to worry about if the borrower is paying or not - put the funds in a deferred sales trust and invest it in something less risky (not levered at 90% which is probably what it would be seller financed) and not pay ordinary income but have it taxed at qualified dividend.There is a reason why 99% of loans are originated by banks and not by sellers.

I am not an investor but a residential/commercial broker; I am new in BiggerPockets I was just customizing my preferences and Richmond is one of the areas as I do loans for primary, fix and flip, and rental properties.

O have also taken the max loan out to buy REI, and paid myself back at 10%.

10 unit multifamily is considered a small commercial loan, which limits your choices. 

This is in order to keep up with inflation and increasing taxes, insurance, utilities, cost of materials and labor for repairs, appliances etc. everything has gotten more expensive. 

BG cost per foot is high to build vs Franklin  (labor and lot cost) and BG has it's share of New construction sitting not going anywhere also.

I am looking to get a hard money loan to purchase and rehab, but don't want to hold the loan for 10 months and then start the rehab.

Because lenders often won't loan on a property with foundation problems. 

Luckily my husband has his own contracting business so he does all the labor for free but that’s not the point!

Hard money, then a conventional loan How did you add value to the deal?