A successful life - mutual fund agent goes through a lot of rejection and Series 6 - 63 training, and sales - marketing - referral prospecting training.I had to give 50% of commissions away for life, but I received high producer bonuses when I earned them.Sell to Eat.  

Even in the Bay Area if you bought in 2007 and wanted to sell in 2010 you would be eating a big loss. 

Based of your numbers the hardmoney will eat up all of your profit or wiggle room.

If you can buy a homes like you have done in the past and you make as much money as you've stated why not eat 5k a year to make 10 times more. 

If you're ever in Philly, look me up, we can grab a coffee or a bite to eat!

Then one of their guys slips and falls in my house and now the guy’s family cannot eat because he is not working, that will come back to on me overtime.

Eat the couple hundred bucks to have someone else legitimate diagnose the problem.....or be cheap and continue battling.

The deal will really have to make sense though, since they'll eat you up on holding costs until you're ready to refinanceHopefully someone else has better suggestions!

@Neal Bratton  What I did was use the strips in the kitchen/eating areas, the entry, hall, etc.

Negotiate lower insurance rates, don't eat out as often, sell your stuff, etc.