Hard money lenders specialize in providing short-term loans for real estate investments, typically with higher interest rates and shorter repayment terms than traditional mortgages.

I would buy a lot, build a new home on a construction loan and then refinance it on a permanent loan when house was complete.

If it were me I'd be looking at taking advantage of a low down payment owner occupied loan and getting a house hack going in that market. 

But if caught claiming occupancy when you will not is a pretty serious offense: "Occupancy fraud is akin to banking fraud, where the lender can demand the loan be paid in full.

It was a huge selling point as there are a lot of folks that want a shop, or need a storage unit for their stuff and the cost is at least as much per month.I have a 7.5% interest rate loan on the rental.

Highway 74 is one of the more exciting developments, and as someone with Family in the northern outskirts of Winston-Salem I must say it's a great improvement in local infrastructure. 74's goal is to effectively create a beltway that circumvents inner city traffic and links to the highways that people are frequently trying to get to.

Especially the program loans. literally the “seller paying commission” is just an accounting play to make banks finance commissions. 

Banks will not loan on properties inside an HOA if more than XX% are rentals.

the only problem is that the banks don't want to loan on it because it is pre 1976  I don't mind buying it cash or with some hard money. 

Different loans, different lending standards, etc.