What can you expect to pay to a hard money lender, and how good is good for a deal to be worth the financing?  

I'm aware of a 15% down option for 4 plexes for highly qualified buyers, but you would need to see if that plan fits your investment criteria, just don't expect the cash flow to be the same as when you run the conventional numbers. 

If you find this person or business entity, you can expect to pay a premium for their efforts.

No city is expecting a ton of boom right now because of where the general real estate economy is, but there are less matured cities with much higher returns. 

If a tenant 'disappears', it's usually because of financial issues and that they have already been served disconnect notices by the utility company and once power and heat get turned off, they figure that the game is over and move out, leaving a mess and broken pipes behind (especially in the freezing winter temps).  

As you'd expect, the Dave Ramsey guy is telling me to pay off the remaining $110k on my 3.75% FHA loan with my cash ASAP.

What would be your expected return if you invested that other 15% some other way?

You may find out the costs are more than you expect.

Such lenders expect 30-40% down and 10-15% in reserves.I would suggest keeping that $10K in a conventional IRA separate from your new 401k so you will have control over it. 

Hello BP Pros,I am working on my first flip.We closed on Friday and expect a 5-8 week rehab and then to sell in July/Aug .