Lots of other choices more southeast and lots of stuff north of Boston too. 

The problem you will have with hard money is that the property will likely only be able to borrow about 60% of the value of the property.

Great choice for renters, because a single damaged plank can be removed and replaced without affecting the entire floor.  

Since you are a first time buyer (Newbie Investor) try NACA it's home buying program that make the home buying process affordable even in NYC, there program offers all type of assistant and their interest rates are always a% lower than whatever the interest rate are.If you decide to go through NACA for your first investment they are not going to allow you to flip,part of the terms is that you must use the property of choice as your primary residence,however you can purchase multifamily.

On one deal I thought I had my 2nd covered by equity then found out the first with Chase was modified with the borrower about 5 years ago and there was a deferred principal balance for more than the balance of the UPB on my second.

I just personally don't deal direct with them my borrowers do though..

For me it wasn't a rehab but my first deal with a new borrower was essentially a bridge loan to purchase a property.

I'm in a (fortunate) position of having a choice to use cash or HELOC in my next purchase.  

Matt I'm really sorry that you're having trouble and I be happy to talk to you on the phoneStaying out of trouble with the real estate commission has to do with full disclosure to the seller and if you're acting agent for you can list it, if you're not acting agent for you can act as a principal, and you can have both those positions in the same conversation when you have a listing appointmentIf seller has a low equity deal listing and they bring cash to closing is one choice, and also is you can offer to buy the property on a wrap or subject to offer that's another choice, and lastly you could facilitate to a wrap buyer for a fee a wraparound mortgage saleNow I will tell you this:  that some brokers don't like anything creative.

I've borrowed a lot privately over the years, from employees, relatives, my agent, friends of other investors, etc.My last HML (for myself) was at 2.5% and 8.25%.