Your rehab margins are razor thin and if the project goes over it will cost you even more out of pocket.

@sina @Sina Bigdeli- if you loan is a fixed rate - your terms   wont  change ...your  escrow amount for  taxes  and insurance may be  adjusted  by the servicer  if they change  ....if your  mortgage is an adjustable - te rate and  payment will   adjust  based on the loans  index and margin and  caps  ...the fed fund rate doesnt  affect your loan ...the  loan  or the servicing of the  loan  can  be   sold  multiple times  ...its is required that the  current  servicer and the new  servicer  send you written   notice when this happens 

They are going to make or break your margin for cash flow. 

The material I'm digesting that covers this topic isn't really providing me any creative new ways to add margin or serve the community better than what's already out there.I'm turning to the BP community to see if any of you have had experience with innovative hard money lenders or have ideas on how to gain a competitive advantage and offer a superior product than what exists presently.Thanks!

But its good margins for a flip or the BRRRR. 

Straight forward, quick, and great margins.

I am a realtor so know my area and can run numbers no problem but I would definitely start with a good agent in your area, someone who may be able to offer you off market deals as well as these tend to offer larger margins. 

The added benefit of a Taxable account is your ability to use a Margin Loan (sometimes called line of credit) to borrow cash (without selling your ETFs/Bonds/REITS) for more rental properties or renovations.

Eventually though most of these investors start moving to larger properties because the amount of effort to buy a 4 unit building, is only marginally more than a single family, and a 20 unit building doesn't take 20 times the effort as a SFH.

As hard as it is to believe now, this sounded great to us back then in a market with tight margins.