The institutional guys usually like to get payments, I dont make monthly payments to my private lenders, which sounds like what you could use.If you know someone that's got that kind money in CD's or something you can show them how they can make better return at 50% LTV and such.Typical institutional hard money around here is in the ranges you mentioned. 5 pts and 15% is where they start, but you can get it lower.

Make sure you take full advantage of the vast resources here on BP including forums, blogs, podcasts, analysis tools, etc.

At $500K it's still about $60K out of my price range to be honest, but I could get it under contract for say $480K and flip it to a rehabber for say $500K.

I am very familiar with Waterford and the vast majority of the township would be good to work with.

Based on an investment property and your mortgage size, you should be in the 5.125%-5.5% range on a 30 year fixed.

$116K to $134K is a HUGE range!

You begin with a "value range" while you have an idea that the property may be in the neighborhood of $125,000, that will be a median within a range, so you would begin by seeking comps in the area with closed sales of $110,000 to $140,000.

Sounds like you will be fine depending on the price range of the listing appointment.

I'm sure you can get a mold remediation quote as well, although it will probably be a wide range since they won't be able to knock down walls and take a look.

Ranging from 30K-100K.