Thank you Jason Million I am going to talk to my lender and figure out what they know, and will touch base as soon as possible.

Is this even possible?

I can possibly help, PM me so we can chat.  

Hope I can learn the most here at Bigger Pockets and possibly even more! 

If you purchase a property in the Midwest for $30k at a "20 cap", and you get lucky that CapEx doesn't kill you, and lets assume that you earn $500/month of true cash flow even after 10 years of holding (this would probably never happen, but I am giving your statement every possible benefit of the doubt).Or, you purchased a $500k property in Northern California at a "3.5 cap", this was bought at a true market cap -- no discount.

I'd like to avoid a personal loan if possible.

It's possible as long as you have a team, great brokers and agents, great contractors, amazing lawyer and great CPA to help you.

Spend your energy finding the best LONG term tenant possible and you will save yourself tons of headaches in the future.  

Is it possible to do BRRRR with hard money?

Small claims court is your best bet.Try to be a nuisance to them by calling them everyday as often as possible,pass out flyers to the tenants advising them of the lawsuit so they know who to complain to personally,etc.Force them to throw up their hands and give up the lousy $500.00.