Until there is an auction (foreclosure sale), the bank doesn't own it so exactly how are you working with the banks directly?

Even if you’re doing a 1031 it can be hard to get the exact purchase price, opp zones are PERFECT for exchange boot. 3.

Not exactly un biased.

Thanks Bob, thats exactly what we have been doing.

Should I keep things consistent and use the exact same flooring and counter choices in both sides? 

Current condition?

Today I found another property that they are building that is our floor plan exactly!

I'm looking for information from hard money lenders and folks who have used hard money lenders before:What, exactly, is the process for securing a hard money loan for a fix-and-flip?  

I know that's how I operate, but its not exactly whats best for me.

The truth is that if you give as much information up front and the broker knows exactly what questions to ask in order to determine which lender's guidelines/programs would be the best fit then that first broker should be able to come up with the best terms available for your scenario.