Both have inherent risks, levels of influence available to an investor, and the possibility of principal lost.The level of “control” you feel you may have over real estate does not negate the fact that there things you cannot control.

Hard money lenders usually lend based on your level of experience.

I'm glad to see you willing to take the time and do the appropriate level of research. 

I asked for his phone number waiting for a time I could provide value to him and reached out to him with an off market deal to convert and add two levels onto an iconic building in an affluent coastal town. 

OK what else do you own to get my LTV down to a level I am comfortable making the loan at.. 

I told him that his rent would be raised to market value--high level of market value for the condition of the house - in 30 days

On paper it looks like a decent deal and would cashflow very well without leverage and then very little depending on the level of leverage against it.This week as I was looking at other properties in the area I found a sudden glut of rental properties in this town.

Just like with football, which I played at the collegiate level, you need to get educated.  

Then he realized he needed to move faster. 

. *** Taking it to the next level: What if I used my collateral assignment to JV deals.