If you are confident in your business, a good hard money lender can get you the capital you need when traditional money isn't available.

As for your closing costs if your using a traditional broker / lender then it is what it is - you can ask for a discount on the refi since they just did the primary.I would however be VERY concerned about ANYONE (on the traditional side) who said they will refi you after 3 months - frankly I find that to be 100% BS. 6 months min. and more then likely 12 months.

Christian,No problems.

Not quite the deal I was looking for.If the auction source does not work out because they don't have anything for sale in the next month or so I will need to go the traditional way.But if anybody has a source that sells it cheaper than the above price please let me know.Thanks for all your help.

Christian, can you use your guy and get the cheaper perfboard from him?

So, the more I have, the better the bank likes me.My business is a traditional and very boring rental property business.

Considering selling some homes to my network.Some are rented out, some are being repaired but not rented yet, and I would also like to help these people with traditional wholesale deals by helping them make the purchase and move them along the process of buying, fixing, renting.

I don't personally like a "GC" in the traditional sense (taking a fee for babysitting) but I'd highly recommend that any investor who doesn't have the experience make sure they get the right guy in there who actually knows the whole scope of work being completed so at least one person can oversee the progress of the job.

Rachel,I have done quite a few "traditional" rehabs that I have loved doing and took a lot of pride in completing.  

I have found that personals will work great even if traditions don't make sense!