We have found that setting our expectations about what we want is helpful (financial performance, level of renovation we can handle, forced equity opportunities, number of bedrooms, etc) and then waiting for a deal to materialize. 

From my experience sometimes the best rates and terms come at the expense of harder underwriting, longer wait times, and sometimes a waste of time (because they can't perform). 

But I do have the knowledge, and the tools to perform those tasks.

Asking Invest 5S for historical performance data on similar projects.3.

Usually the lender will charge an extension fee to keep the same rate.

Or that the remodel wasn't performed by a licensed professional. 

It creates over-leverage and the performance of one property is dependent on the other.

The bank said they won't give me an extension forever while I am looking for a tenant. 

Joseph, starting a hard money lending company in DFW sounds like a great move given your extensive experience in real estate!

By gaining insight into the investor’s goals—whether it’s flipping properties, acquiring rental units, or developing new constructions—the broker can tailor their approach and identify the most suitable lending options.Once the broker comprehends the investor's needs, they leverage their extensive network of private lenders.