I bought these properties cheap, had them fixed up and not have they appreciated a lot that also generate a nice tax free cash flow that goes back into my IRA to be redeployed into more properties.This is a huge tax free money maker. 

I'm not looking to make quick money.

They ask for upfront money something that I never done

What would be a reason to use hard money for a purchase when you know the property would not appraise enough to pull all your investment out

Fast forward a year my sister calls me says she wants to sale the place makes no money.

DSCR loans typically have higher rates, pre-payment penalties, and may not let you pull as much money out as you would like because they will be based on 2 factors: the appraised value of the home and how well the rent coming in can cover the PITI payment each month (Principal , interest, tax, insurance). 

Longer-term money like that means you can be more patient without constantly hearing the tick-tick-tick of interest racking up on the pull from the HELOC.

- There are 5 ways you make money in REI that directly help you unlike S&P and REITs. 

It seems like this is one of the biggest challenges for people in real estate.This will not be a popular post, but taking a course on raising money will not magically raise money for someone.

It's never wise to invest with 100% borrowed money.