However, this may be an avenue, if traditional banks are turned off by your large debt.

Of traditional drive up access storage per acre.

His lessons on 401K is really interesting and against the traditional teaching.

While two reps from the same firm will quote you the same rate, their ability to execute the loan can be night and day different.In regards to pros and cons ... think of the lending world as falling into 3 primary buckets: 1) traditional banks and credit unions (ie, Wells, BofA, Chase, etc), 2) mortgage banks (ie, Caliber, Quicken, Fairway, etc), and 3) mortgage brokers.Traditional Banks: (they do loans and hold deposits)Pros: because they tend to do such a large volume of loans, they are able to offer low rates ... they have the ability to do portfolio loansCons: very slow turn times - if you need to close quickly, they're generally unable to perform ... they tend to use national appraisal management companies and appraisal issues are common in competitive markets.Mortgage Banks: (they only do loans - no deposits)Pros: have the ability to close loans much faster - some of the local mortgage banks that we work with on purchases will routinely close loans in less than 14 days ... they often setup their own appraisal management companies and are able to improve the appraisal quality by ensuring the use of local appraisers.Cons: while they should be very competitive with their rates, they're not going to be the absolute lowest ... portfolio loans are generally not an option - they need to sell their loans right away so they can get that money back to lend it out again.Mortgage Brokers:Pros: they will have access to a bunch of different lenders and loan products, so they can submit your info to whichever one is offering the best terms at that moment.Cons: they have no control/influence over the underwriters or the timeframes ... they're generally forced to use national appraisal management companies, so appraisal issues are more commonHope this is helpful and good luck with the refi!

Be sure that you highlight that "selling your house can be easier than you think" with the advantages of working directly with you instead of the more traditional route.

I think a good strategy no matter what, since pretty much everything is "overpriced" by traditional measures, would be to "get real" by owning tangible assets such as gold and real estate rather than financial "paper" assets like stocks, bonds, REITs, etc.That isn't to say overpay for real estate, but in the next crisis I'd rather be sitting in cash-flowing real estate than stocks or bonds.

If those how leave do that because the traditional manufacturing jobs have left and those who move in do biotech, academics, military, etc., I would be happy to live with that and I suspect you would be too.

Has anyone ever used a hard money lender to purchase a primary residence through a cash sale and then refi'd the hard money lender out a few months down the road with traditional financing?

- Monthly P&I: TBD (not sure on this either)             - 5 year “balloon” buyer to refi to traditional mortgageMy (seller) motives for selling: no longer want to own, want to free up cash and avoid traditional closing costs. 

- Monthly P&I: TBD (not sure on this either) - 5 year “balloon” buyer to refi to traditional mortgageMy (seller) motives for selling: no longer want to own, want to free up cash and avoid traditional closing costs.