My team on the ground should have it rehabbed and rented by the end of March barring any surprises.My goal is to get to $3m in SFH holdings under heavy leverage as fast as possible in my target market (Atlanta), and then re-assess goals and paydown speed.

We are building High Speed Rail there, investing 70B worth of infrastructure to connect Central Valley to the coast.

So maybe that'll speed up the process?

@Brandon McCombs you really need to get up to speed on your state's landlord/tenant laws. 

At this speed I will be lucky to get it on the market by 2015. 

I want to hire a general contractor, I feel a good GC would help speed up the flip which would limit holding cost and help get a good estimate.

But if you feel they will carry over into nov anyway this gives you an option to speed up process.

It's fun, feeds the need for speed and the more flips you do the more you'll know whether you like it or not.But that refi does not prevent you from also doing a 1031 exchange. 

Although the cost of a hard money rehab loan may be higher than a FHA 203k rehab loan or a HELOC, if you’ve got a need for speed, a hard money rehab loan is the only way to go.

An example would be a town fueled by a major construction project (a dam, pipeline, high speed train, etc.).