I don’t mind paying for the information as long as the information is good, but been having some trouble finding a good one to answer all my questions and providing sound advice.

It sounds as though the refinanced property will hold its own for the most part, so everything comes down to the deal in which you put those funds.Put that money into a solid cashflow producing asset and you're golden.Put it into something else and...well... don't.

This place does not seem that easy to fill and Im having a little trouble trying to word the letter that I am going to send him.

I want to invest in an income producing residential property. 

He sounds like someone who's just an idiot, getting in trouble all the time while dad keeps bailing him out - a pretty common scenario. 

I’m looking to refinance my hard money loan but having trouble finding a bank who can refinance both the property and rehab loan into one.

@Justin N Yurchak IMHO, where you sleep at night or having the ability to drive across town to place eyeballs on it are of little consequence compared to having a really strong team you can trust. find the best PM, realtor, title company, and CPA you can, know your numbers and your plan, and execute. the problems are the same so hire good people that fix problems and free you to spend your time doing higher income producing activities.

You may have trouble finding a hard money lender willing to lend under those conditions.

that’s what I’m having trouble finding a fixed 30 yr term under an llc.

So I've pretty good luck with the other option: I buy cute, inexpensive ceramic cartridge faucets off ebay or amazon or on sale at a box store-- the ceramic cartridges are relatively trouble free and when the finish is shot I"ll just get a new one.