Joe "pain in the a**" Tenant just signed a year lease.

You should be seeking quotes for the Replacement Cost of the Building (cost to rebuild with the same kind & quality), coverage should be for Special Form (sometimes called All Risk Coverage).  

It pains me to see landlords who took action to build their own financial wealth struggle with this.

I have a pre approval for a conventional loan at the moment but I would like to know what things do you look for when seeking out a hard money loan?

Seeking a quick summary of how it works?  

I tried not having a fence once and had many people comment on how perfect the house was except not having a fence was a pain with dogs. 

You're wise to seek out professional help. 

I am seeking advice.I recently purchased my first house with a 5% downpayment.

I know how to do find out the sellers pain point and come up with a solution to their problem.

I particularly like the suggestion of financing other people in the short term to earn a return on that money while you seek your deal.