I wanted to ask if anybody knows of a hard money lender that will lend to individuals for 2 rehab projects in the western part of Virginia.

Get hard money lenders willing to lend me the money (perhaps this is #2?

I would probably cover the difference out of pocket, or use private lending at 5% with a 5 year pay-off.

Honestly I do not know how this got back to the previous guy but the man who died had a sort of owner contract or private loan through him, I am afraid I must not understand much about the lending process as I didn't question that.

Real estate is a tangible, income producing asset with an insurance policy...that banks will lend money on.  

The layout lends itself to dividing the space in one or both to 2 bed 1 bath units and still be decent sized.

It's ordinary to pay a fee for an outgoing wire because all banking institutions charge one but not for incoming funds.

Even hard money lending can work, you just have to know how you are going to do financing so you can account for it when you do the numbers.  

You never know who has a little money to lend. 

We have done JVs, partnerships, have a network of private investors, pay cash for properties, have a successful history with construction lending, and great credit.