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.

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.

But I am 90% there and lovin it.the one PPM I did I followed your play book we paid cash.. granted returns are lower but safety is much better and we are not having these discussions you see on BP right now with other PPM or syndicators that did exactly what you are talking about.Bottom line when your RE is paid for you need far less of it.