The same players who brought us the RESO TRUST have done it all over again.

I live and invest in Grand County, a ski resort/tourist area about an hour and a half outside of Denver.

I learned a long time ago to use my good credit "as a last resort."

If you read through the thread some people said I should do all the tasks and be a team player, others said to hire the labor out and keep the projects moving, and some people are offended by the questions and thoughts I had which I don't understand.

But that would be a HUGE LAST resort.

I know a number of big players that do though...very successfully.  

HMLs are about the last resort, the title lenders of RE, high interest, high points, short term collateral based commercial lending, certainly some are better than others, but I'd exhaust banks, credit unions, brokers with private money before looking at an established HML dealing on a national scale or even regionally.

I don't play in that space but I have talked with plenty of bigger players.

My first Florida investment was a Vacation condo near Disney (Bahama Bay Resort in Davenport, FL).  

The fact is if this very same house went to auction and it was vacant and all the big players got to go in and take a look at the condition it would sell for 26 or 27k that day, cash money, no problem.