I work with clients pulling money out of banks and also exiting the stock market to invest in commercial real estate.Many had the money parked while they figured out when the debt service rates and the the real estate market would bottom.Your jobs annual income and time to retirement and cash to deploy and how hands on you want to be for your return will determine avenues you could pursue.This is really investment planning and you need to do this FIRST before buying stuff and going "oh crap" this isn't going to meet my goals after all.

As others have mentioned, hard money is a good tool to have, but I think it's always a good idea to have multiple exit strategies, and paying such a high interest rate makes it difficult to carry a property if you're unable to sell within 6 months or so.

It sounds like the property has peaked your interest but I always make sure that emotions get checked in at the door and verify that the numbers and my exit strategy makes sense.Will the properties cash flow?

My loan broker told me that many lenders exit from the apt lending with loan amount lower than half or one Million.

I've found a property for 60k that needs @10k in rehab. The ARV should be @95k. If I try to flip this in less than six months will conventional lenders write a mortgage for the new buyer or does the seasoning rule not...

I would expect the exit value to be more than the purchase price, repairs, holding and closing costs.

What are some contingencies and exit clauses to include in my PS and assignment contract to protect myself?

What is your exit plan? 

What's the exit strategy?

Is there a secondary exit if the prison makes a change?