Because of this, I continue to do regular leases. 

I listen to the podcast pretty regularly and have been spending a lot of time on the forums trying to gain information.

*not limited to flooringAir fresheners, paint, cleaning supplies too

If you apply it on a regular basis, then you'll eventually see the results.

Then they cost SO MUCH to replace.  2 of the 3 buildings have boilers that are regularly maintained.

I'd rather get a regular loan and then use an unsecured line of credit for the renovations (then refinance out the money needed to pay that down). 

Another option is to get a line of credit either from a HELOC on your primary or an unsecured LOC and then refi to a regular loan when the property is in good shape.Post about what the hard money lenders offer and the forum can tell you if they offer a fair rate.

They have a lot of resources that are available 24/7 and then I believe they have webinars regularly.

Jeff My 3 most important items are:1) Report damage w pics2) Replenish / refill supplies for guests3) Let my offshore VAs know if any supplies are lowCompetent cleaners can handle the rest!

I have been on BP for a few months regularly following forums, attending webinars, and reading REI books (currently reading Brandon Turner's Rental Property Investing).