This has allowed us to get rid of PMI and utilize a HELOC for any future investment purchases in the future.My best advice for you would be to find a local real estate agent who is familiar with what you're trying to accomplish, a lender who can offer renovation financing (and navigate it smoothly, as sometimes they can be more complex), and a contractor who will be able to take on this type of project with the bank.Best of luck!

She will allow me last look on the property if I can get comfortable enough with this project in a hurry.

So I am working on this project that once I am done will be cash flowing around $5000 per month after all expenses are paid.

I am currently reading as much as I can on BiggerPockets, buying every book I can about creative investment, finding and funding projects.

No, that's not how hard money works, that's where the traditional banks play.You are looking for a bridge loan essentially, something that will bridge your project to traditional financing.Bridge Plus from Lima One Capital as a for instanceThe spirit of the BRRRR is two loans:Take your hard money to do your rehab, they will finance a portion of your repairs as well.

We are enjoying a massive boom.

But now I have to pay them off within those 7 years to avoid massive interest rate jump.)

I know there are multiple ways to get money for a project but I prefer traditional to get started

Ss I have gotten further into the project and I am seeing the reality of the numbers (including taxes), it has made me question if I would be better off to do a cash out refi at 6 months and then sell after the first lease ends to maximize the payout and reduce the taxes.

At the end of the day that is my job (yes an estimator), so mainly my job is looking at a project and coming up with a price and make a profit after all the work is done.