I guess I'm not sure where to start/what organizations to approach for hard money loans - I'm guessing a smaller financial institution?  

For what it's worth I bank with USAA and they have would solely bank with them if not for needing an account at another institution.  

Learn about imputed interest which is minimum interest  Learn about reverse mortgages compared with installment sales , A good source is AARP  Learn about annuities and compare them with installment sales  Use the term legacy, leaving a legacy of your children or church or a charity "The cash flow survives your death  Mr. seller meaning that your gift can be inherited by someone that you care about or some institution you care about" If the seller is gainfully employed with W-2 income, and it's a free and clear house, you can have them get a 50% mortgage, then buy the house subject to existing financing, take over the payments, and give them a single payment note for their equity There are between 34 to 40% of all houses that are free and  clear of mortgages.

@Chi Cheung,Until your business entity has a long enough track record, you will likely be asked for a personal guarantee by an institutional lender like a bank.

Oh wait,  I went to college and law school also,  AND I have the added education from the Appraisal Institute and certification from the state of California to testify as an EXPERT witness in real estate valuation matters! 

A smaller banking institution out of Wisconsin, Associated Bank, is closing some of its branch locations in order to fund the growing trend it sees in mobile banking.

Generally smaller banks and institutions will have more flexible requirements. 

I've heard that going the LLC way can add more costs and can make it harder to get a loan from a financial institution.

@Cameron Price, the issue is that it will cost the bank the same amount of resources to underwrite a $50K loan as a $150K loan, so some institutions will choose not to underwrite the smaller loans. $100K or above will get better rates/attention.

We are a one stop shop for over thirty lending institutions.