You aren't borrowing from hard money lenders. you borrow from Private lenders. 

I use a Private Money Lender and Hard Money Lender.

I had a Private Money Lender and Hard Money Lender.

I used Private Money, Hard Money, and some of my own money.

Graciously give her an extension until midnight.

You could do a hard money loan or private money then refinance after purchase or use a HELOC if you have another property you can borrow on. 

Any input is appreciated ToanYou're getting a mixed bag of answers because the term "portfolio" is used in a variety of instances.A portfolio loan is one that is kept on its books by a bank, a correspondent lender or a private lender. 

We have financed these through various methods including traditional, home equity from our primary home, private money, and seller financed. 

There are mixed reviews on whether this is a positive or a negative, but if the other factors have been met, this is another great sign you've found a company dedicated to providing a quality product and resident to manage.Also, even though some of the prices look like there is a premium in price point, you have to find the value in the services being provided: Extensive research in the submarkets in their city, leasing services, value add to the property, and property management.

Which maybe this is the strategy I need to think about as well as potentially being a private money lender.