This will be my first hard money loan, first LLC, and first Brrrr.

I have been working the probates hard the Seattle, Washington area now for 3 months with no success.

On another topic, I'm finding it hard to weed through the wholesale chain to get to the bottom asking price...

We do not have harsh winters so you don't have hard freeze problems.

@Ian Boyle it's hard to know without more detailed numbers.

Maybe keep my primary residence in my personal name and find a hard money loan (on top of the money i invest) for the LLC? 

She is amazing and works so hard to get the job done!!

Its hard to get the balance, but you could likely increase rates and keep the same net $$, but with less wear/tear on the properties.

So when the deals are happening then buyers have lot's of cash stuck in properties with low or no leverage that are hard to access.The one that used long term debt at higher LTV's now has more cash sitting on the sidelines for the down turn to scoop up properties and has to rely less on financing to make it happen.

@Dylan Bera finding a good mentor is pretty hard.