Owners mistakenly ASSUME all PMCs offer the exact SAME SERVICES and PERFORM those services EXACTLY THE SAME WAY, so price is the only differentiator – so, they often select the first PMC they call or that calls them back!

Look for people that have owned for over 10 years, and get it from them off market even at a deep discount and do the work of fixing it up and renting it for higher, or if you want to buy on market I'd definitely recommend offering below asking, as most multifamily that hits the market in these areas are tremendously over priced. 

I am finding a couple things but the cheapest is double that price.  

I obviously would want to have control over the property and maybe a pre-determined purchase price?

Most hard money works like this Rates: 9% to 13% (Most Deals are 11-12%)Terms: up to 36 Months (Most Deals are 6-12 months)Fees: 2-4 points(%) of loan amount paid at closing (Most Deals are 3 points(%))Minimum Loan Amount: $50,000 (For loans less than $250,000 $2,500 minimum fee)Max Loan: 65%-70% of After Repair Value(ARV)100% Rehab Financing Available (Require 20% of purchase price down payment or cross-collateral)Closing Timeframe: 48 Hours - 3 Weeks (Most Deals are 2 Weeks)NO PRIMARY RESIDENCES, NON-OWNER OCCUPIED ONLY, BUSINESS AND COMMERCIAL USE ONLY.

Some will have offers on them, others may not fit the criteria you gave him (location, price, size, type of house, etc). 

I buy the 5 year warranty on all my appliances now and Lowes told me that if I keep the receipt and don’t use the warranty after 5 years I can call and get a partial refund on the price.

Credit score- the higher the best. 760-780+ generally gets best pricing for investment property loans with most lenders. 

Yes, it is good area so I think it will appreciate, just we already bought with high price so not sure how much appreciated. 

It's not uncommon for us to have appraisals come in 10% or more over contract price.