Hard money will be probably 10% and 3 points (generally) and then long term, no income verification, 30 year fixed money is going to be 6.75 and 2 or 3 points once the property is stabilized.We (meaning my company) always recommend going with conventional financing if you for a couple of reasons:It's better for the consumer because it's cheaper, especially in the long run. 

So transferring to a business means you do not need consumer protections (your PMI removal request alerted them that you are not a "private" borrower) instead you are a company and they are leaving money on the table by giving you those rates.

We will get there over time.. we have a modest goal of 1 to 2 homes a month.. the hedges here are still doing 3 a week or so.. but we cant compete with buy hold. we need larger margins on the flip business..  

From the analysis, we would appreciate a modest cash-flow.  

Not the administrative stuff that consumes lots of time! 

I want to invest in real estate, but a lot of investment strategies strike me as rather time consuming. 

But, what if the heir wants out of dealing with a situation that has been traumatic, time consuming, and costed them money they're not comfortable spending? 

I become more bold as the days pass. my team is coming together slowly as I follow the ancient guided path to wealth, consuming more knowledge every day.

I'm reading so much and listening to so much material is can be east to consume the information without retaining it. 

None of our pre-licensing training or continuing education covers investment properties or rental income math at all, meaning it's 100% OJT, in turn meaning there is no baseline of REI-specific competence you as a consumer can expect from someone just because they have the license.