Or just trying to go straight to private and portfolio lenders?

@Scott England yeah the only real reason for my asking about going straight in with the conventional instead of private/HML and then refi into conventional is to save money on the high interest rate of hard money as well as the cost of refinancing.So it sounds like it's possible as long as the homes condition will pass appraisal.

This is a great way to get straight into the city.

If that is the case, I would think this would be a pretty straight forward item for them to figure out. 

As previously stated a smoker can never be trusted to only smoke outside. 50% will straight up lie, 25% will have friends that also smoke that even they will not be able to police and the other 25% will smoke inside when it is raining, too cold or they are simply too lazy to put their shoes on that day.

I spoke with a local title company in my area that I used on my current home and she stated that "most attorneys want to handle the closing themselves and that real estate contracts these days are very straight forward and that an attorney probably wouldn't be necessary''...

However, I make sure that the brokerage fee is on the HUD every time... even if I am paying it myself... just to keep everything straight with my broker.

The only real difference between what they see and the agent copy is they don't get listing agents name, private remarks (small mostly useless field because most agents just copy in the public remarks) and owner name and address (which if it is listed is useless to you because even if you deal straight with the owner they are going to owe commission on the listing side if they sell to you).Good luck in whatever you decide to do.

Id rather atay with 20% annualized straight interest with no points and stay away from splits.

To get it straight in my newbie mind: It seems like what's happening is that you achieve that high ARV to get a great LTV, in order to (1) pay back your HM/PM guy and/or (2) pull some cash out for the "Repeat" step in BRRRR, and (3) roll any points/closing/fees into your refi, keeping the skin you had in game with the HM/PM guy from the original acquisition/repair--the same.