Admittedly, I have never used hard money for anything since it is stupid expensive (like a loan shark).

A friend asked me why does someone who invest in Real Estate want the market to tank so bad, I explained that I can grow and scale faster in a down market, especially in the major metropolitan markets where the up-and-down swings in prices are much bigger allotting for better long term growth. 

Not just waiting for the news media to tell us the market is still in a tank mode heading to the bottom of the ocean.

I'll check out property shark... thanks!

What I've said is go with customary, that does not mean customary for a loan shark.

We're constantly fighting against this stereotype that investors are sharks or nothing but speculators.

We are on the runway at full throttle, bank has fueled my tank, I'm just waiting for that Agreement of Sale. 

Tanks Eliza and BP!!

I fill up the gas tank and make minimal use of it, I take public transportation whenever possible.

Upside end result will be 2 new bathrooms and new kitchen, new windows, new floors updated plumbing and electrical panels, new oil tank outside all for cost of materials gas travel and costs of 3 - 4 months rent etc.