Would be great to hear from some local hard money lenders and mortgage brokers.thanks

Glad to hear that most of the people here are also concerned.I haven't been asked for any fees or wires yet, just the application (which I haven't filled out). there is no 6 to 7% interest loans  the only exception is a local community bank where you would have substantial deposit relationship a local project etc..

I am with @Chris Seveney, you can spend your money way better here or by not spending it all and going to local meetups.

Often they don't really know well enough your local situation to teach you really how to do it. 

To second what @Timothy Smith said you are in violation of a few local laws already. 

After a while I decided to take it on myself and but needed training and there was a local QB trainer.

BTW, my local eXp office all went to Real.

This might be a little weird but I came across the post because I'm looking for information about REIReply.REIReply is a real estate marketing system built on Go High Level's white-label plan.And I use and love GHL because it's more than just a CRM BUT it's not specifically built for real estate investors.That's where a company like REIReply might come in.You see, several digital marketing companies use GHL to run their businesses and many of them, my company included, have developed powerful follow-up systems.However, the problem is that GHL is only as good as the templates, campaigns, etc that are built within the system.While I have almost 20 years of digital marketing experience and can build effective and powerful campaigns for me and my clients, I don't have nearly as much experience in real estate.Ergo, I'm considering REIReply.If they are as good with real estate marketing as I am with my company's marketing, they have a killer deal.

The house was built by a local guy in 2022, not a reputable builder.

I have read through some threads but I am looking for a small/local bank for  HELOC on my investment property.