Most hard money work as follows:•Rates: 9% to 13% (Most Deals are 11-12%)Terms: up to 36 Months (Most Deals are 6-12 months)Fees: 2-4 points(%) of loan amount paid at closing (Most Deals are 3 points(%))Minimum Loan Amount: $50,000 (For loans less than $250,000 $2,500 minimum fee)Max Loan: 65%-70% of After Repair Value(ARV) 100% Rehab Financing Available (Require 20% of purchase price down payment or cross-collateral)Closing Timeframe: 48 Hours - 3 Weeks (Most Deals are 2 Weeks)NO PRIMARY RESIDENCES, NON-OWNER OCCUPIED ONLY, BUSINESS AND COMMERCIAL USE ONLY.

What the investors do is one of two choices.Invest in the rehab or repair end or invest in the bridge loan after the property is fixed up or "stabilized" thru the period when the tenant gets their own finacing.   

Bringing in a new GC creates a situation of its own.You need to be extremely careful about how you mitigate your exposure to fixing legal contractual obligations to the new contractor to ensure it’s scope of services and remedies should problems arise in completing the job.In closing, I urge you not to feel too bad or blame yourself for the situation.

I’ve done a good amount of rehab myself and modernized the units.

Opportunity to create massive amounts of equity.

Multiple, billion dollar companies are investing substantial amounts of money into our area, such as Intel, Google, and Amazon.

Nowadays I invest small amounts every month in passive real estate syndications, by going in with other investors through an investment club. 

They are short term loans that are meant to aid the investor in acquiring the asset and then fix it up to the point that it can compete with the comps in its area. 

Every time I hear someone say they have "x amount" of doors, that tells you nothing about their portfolio.

Multiple, billion dollar companies are investing substantial amounts of money into our area, such as Intel, Google, and Amazon.