I really like the amount of detail you put in this post. 

Fees range from none to 2% of the loan amount. 

Also if the bank forgives (allows for sale below owed amount) part of the loan.

Please click on the links, give them a read, and share your thoughts in the comments.First is a post that I feel will help not get overwhelmed with the amount of info that is here on BP:https://www.biggerpockets.com/blogs/5868/52761-the-simple-guide-to-getting-started-on-bp The second is a post that will help get you focused with your real estate investing goals:https://www.biggerpockets.com/blogs/5868/52743-im-new-to-bp-any-advice-would-be-appriciatedThe last one is a post that will help you choose an “investor friendly” real estate agent.

@Matt Said if this is your personal residence, you might not have to pay taxes on the full amount after selling if you have lived there for 2 years.

TOTAL CASH AT REQUIRED AT REFINANCEMonths to refinance: 6 monthsRehab duration: 3 monthstotal interest paid to hard money: ((11.99% x 92700)/12)* 6 = $926.3* 6= 5557.4closing cost: 2500Refinance loan(70% of arv): 84000Total cash invested= (Total amount needed at aquisition)+ (closing cost,refinance)+(total interest paid to hard money) + (difference  between hard money loan and bank loan)= 12500 + 2500+ 5557.4+ (92700-84000)= $29257.4; the calculator states I have to pay $23700.

Nope  nor should you.. now could pay cash then do a REFI after and have a limited amount of cash in it.. folks do that all the time.. but no equity lending is highly risky

Just to fully understand things, in the unlikely event that one would foreclose due to ground rent; after a foreclosure auction, you would only get the amount for the lien that was placed on the property (for the undue ground rent), then anyone else like a mortgage company would get their portions, then any left over equity would be given to the property holder?

The resales are non sense as long as you buy %20 Off market value because you have to sell the similar amount with your neighbors.I can only sell what I'd buy , I have to believe it to sell it so in this case I only believe in Single Family houses in Miami which is average of %8 Cash on Cash Return + Huge appreciationmy investors are Cash investors and their goal is Buy and Hold = Buy -Renovate - Rent  and sell in 2-5 years for appreciation and repeat the process.Me as an agent , I will need to find the deals + Put my team together for Renovation and legal stuff + Rent out and Sell at the end of process and Find another one to buy etc.I don't want to be like a regular agent, I want my buyers to make top money so they can invest more and refer me more.

We used a HELOC from my parents home to purchase this property, the loan amount on the HELOC was $140,000.