House under contract - Looking for Hard Money in Tennessee (or any Southeast connections!!)

and he sent me their letter of how they work, and you have upfront costs of the following:

Borrower Pre-qualification cost: $195
Proof of Funds letters (fortunately, I do not need this!): $295

Submission of "deal" information: $995 (includes borrower's financial info, BPO and appraisal)

So at minimum for this hard money lender, I'd be shelling out $1200 JUST IN PRE-QUALIFICATION stages for them to determine IF in fact they would give me the money for the purchase of property and rehab.

Can't go for that one for sure!
I understand some might want an inspection done...understandable, but seriously $1200 for no guarantees of funding??? Ugh!

There has got to be something better out there for Nashville!

I realize hard money is not the "end all, be all" but it sure is a great way to get started and get some "proof" of your work going until you can get private money funds to support you!

Still working on my buyers to assign the property, but completely willing to rehab it and wanted to give this a shot!

Let me know if you find anything! Even if you are not SURE if they service TN, if they service a state in the Southeast region, I'm willing to make a call, so feel free to pass along the contact!
Cheers!
Louisa

I have found over 15 great properties that are waiting to be pounced on. In Des Moines, the housing market for buyers is outstanding and there are not that many investors (More houses than investors) to get all of the properties. They are popping up left and right for the foreclosures in Des Moines. Well, called hard money lenders almost 5 hours straight to see if I could get one.....nope. They want all of the upfront costs, plus are not lending anymore like they used to because they don't have to now since there are many many investors. They can loosen up the reigns alot and still get business. Help..Louisa, if you come across one in Iowa I'll do the same to you. Hopefully someone has a solution....

Destrie

Try this website: http://fastinvestormoney.com . It appears that they want you to have a buyer in place before they lend you the money; you may want to call and ask to ensure you have all the details.

Louisa,

Try contacting this company that I posted in here. I have been working with them this past month to get hard money for a property that I hope to purchase next weekend. They have not said anything about not lending money and are a nation wide lender with exceptions of AK and HI.

Hope this helps! If I was a little further down the road I would fly out to see you and this property and see if we couldn't do something about it. Maybe in the future!

www.prosourceloans.com

Try it and let me know what they tell you ok,

FOMAC

Failure to plan is planning to fail............

Tyrone and FOMAC ---I really appreciate your responses!

Tyrone, it looks like that website is for transactional funding which would be funding for your double-close (they fund you within a 24 hour period that will "put up the money" for you as you get refunded by your buyer within the same day, potentially just within a couple hours), so yes, as you mention, buyer would need to be in place. I will add that one to my list though for when I need to look into transactional funding for a deal. I plan to do many double-closes and have a title company/attorney in place for it as well, so I'm thrilled to have as many contacts as I can with transactional funding sources as I can, so thank you for passing this one along.

FOMAC ---I have entered this phone number in my phone (from the website you pulled) and will keep you posted on what I find out about them and their process for hard money loans. Thank you so much! (And even for the gesture of thinking about flying here "down the road" is so nice!!!)

I still welcome hard money lenders that people come across...I will call them ASAP and report back!

Cheers!
Louisa

http://www.deangraziosi.com/node/4452

Ok, yes got the link you sent now. Yes, it's Anita's awesome post. I actually did call all of them that applied to TN. A lot are now not lending (since her post I'm sure), and/or just didn't work out (one of them had upfront fees I mentioned above)...I know she had a lot of them for the west coast though since it applies to her area and I'm sure some of these are awesome leads...just didn't happen to apply to TN.

If you come across any that happen to apply to TN too, let me know!

Thanks so much for thinking of me and posting!
Louisa

Louisa,

Yes please do keep me posted on what you hear from them. I am curious to know how well they deal with other people outside my experience with them. I talked with a man named James with that company. Perhaps you can ask for him and find someone who will answer your questions and help you along to a loan!

ttyl

FOMAC

Failure to plan is planning to fail................

Hi I'm from NYC- I am finding so many properties but no one to help me with funding.....
I don't have good credit and I lost my job last year...so I temp..
I need to know do anybody know a HML that can help me in NYC?

Please I need help!!!!! I want to get started;

teescott

To all who are looking for Hard Money,

I have done a pretty fair search on Hard Money Lenders thus far. I have called several and graded them according to my experience on the phone. I currently have an application in for a loan with Pro Source Inc. to buy a house at auction next weekend.

Hard Money Lenders are everywhere! Most HML's are positioned to loan on the East and West coasts. The East coast is where all the old money is - hence that is where we immigrated to in the first place. If you are a REI you should certainly be able to find a HML who is currently making loans for the East coast area.

The West coast is not so much old money as it is newer money. Silicon valley in California and Google up in Washington State are a couple of examples for that. In the Southwest and the West coast I would be amazed if you could not find a HML who is currently making loans. There is, has been, and will be a ton of money in these two areas.

Now, the midwest is another story altogether. There are HML's that loan in the midwest but much fewer than those in the coastal areas. However, I did find one to loan in Kansas and I am on my way to making bids next weekend at an auction. Try reiclub.com if you need a HML, they have a list of 33 that service all over. Surely one of them will loan in your area!

Hit it hard DG people! You will get there!

FOMAC

Failure to plan is planning to fail......

Thanks for the post. I looked and there are a couple that I plan on calling monday. These are some new ones that I haven't seen listed before, so I'm excited to see if they will go ahead and do my funding as long as the numbers are good.

Destrie

FOMAC I'm in Kansas. I've not needed HML yet because I'm not that far along yet. Would you mind putting me in contact with this Fellow Kansan please?

Thank you
Barbara

Barbara,

The HML that I used was Pro Source Inc. Out of Ohio. Maybe they can help you with a project at some point. And Wells Fargo has a good loan department too. They have some good people making regular mortgages and other people in commercial and renovation depertments as well.

Check it out, make some waves!

FOMAC

Failure to plan is planning to fail.........

Here is a list of Hard Money Lenders in case anyone is searching...

11Multicorp Inc.
HML Loan Type Residential and Commercial
Lending Area AZ, CA, NV, OR, WA
Contact Mike Goldstein
Address 2010 Crow Canyon Place, Suite 410
City, State, Zip San Ramon, California, 94583
Phone 925-275-9810 x222
Fax 925-275-8181
Web Site www.11multicorpfinancial.com
Email 11@multicorpfinancial.com

1ST American Secured Capital
HML Loan Type Residential and Commercial
Lending Area AZ, CA, NV
Contact TJ
Address 300 West Grand Avenue, #300
City, State, Zip Escondido, California, 92025
Phone 760-802-9630
Fax 760-546-3001
Web Site www.AmericanSecuredCapital.com
Email TJ@300GNI.com

1st California Hard Money
HML Loan Type Residential and Commercial
Lending Area CA
Contact Mike Sanders
Address 4229 Ocean Boulevard, #C
City, State, Zip San Diego, California, 92109
Phone 858-272-5444
Fax 858-272-6644
Web Site www.1stcalhardmoney.com
Email cashquik@****

1st Equity Lending Corp.
HML Loan Type Residential and Commercial
Lending Area CA
Contact Joseph Perez
Address 1026 Marion Drive
City, State, Zip Glendale, California, 91205
Phone 818-553-3829
Fax 818-553-3656
Web Site www.betterloansandrealty.com
Email joseph.perez7185@sbcglobal.net

1st Quick Funding
HML Loan Type Residential and Commercial
Lending Area Nationwide
Contact Ray Shapiro
Address 222-15 Jamaica Avenue
City, State, Zip Queens Village, New York, 11428
Phone 516-204-7770
Fax 516-224-7425
Web Site www.1stquickfunding.com
Email admin@quickfundllc.com

Advance America Property & Finance, LLC
HML Loan Type Residential and Commercial
Lending Area MD
Contact T. Guy Cook
Address 39 Cliffwood Road
City, State, Zip Baltimore, Maryland, 21206
Phone 410-661-8300
Web Site www.aapfllc.com
Email TGCook@AAPFLLC.com

AFC Hardmoney
HML Loan Type Residential and Commercial
Lending Area Florida
Contact Deana Mayorga
Address 4021 West Waters Avenue
City, State, Zip Tampa, Florida, 33614
Toll Free 866-444-4944
Phone 813-387-3800
Fax 813-387-1128
Web Site www.afchardmoney.com
Email deana@afchardmoney.com

All California Home Loans
HML Loan Type Residential and Commercial
Lending Area CA
Contact Chris Goulart
Address 655 English Oak Court
City, State, Zip Brentwood, California, 94513
Toll Free 877-462-3422
Web Site www.aboutcaliforniahomeloans.com/private-money.html
Email cgoulart@aboutcaliforniahomeloans.com

Atlanta Private Lending, LLC
HML Loan Type Residential and Commercial
Lending Area GA, TN
Contact James Melton
Address 1303 Hightower Trail , Suite 101
City, State, Zip Sandy Springs, Georgia, 30350
Phone 770-354-1899
Fax 770-809-5060
Web Site www.atlantaprivatelending.com
Email reiclub@atlantaprivatelending.com

Bluefields Capital, LLC
HML Loan Type Residential
Lending Area GA
Contact Nick Aston
Address 35 Technology Parkway South, Suite 120
City, State, Zip Norcross, Georgia, 30092
Toll Free 866-828-3348
Phone 678-502-5000
Fax 678-502-5030
Web Site www.bluefieldscapital.com
Email info@bluefieldscapital.com

BlueWater Funding, LLC
HML Loan Type Commercial
Lending Area DC, DE, MD, NC, NJ, NY, PA, VA, W.VA,
Contact Neil Siman
Address 4925 St. Elmo Avenue
City, State, Zip Bethesda, Maryland, 20814
Toll Free 866-551-2583
Phone 301-656-6566
Fax 240-766-0609
Web Site www.bluewaterfundingllc.com
Email info@bluewaterfundingllc.com

Brookview Financial, Inc.
HML Loan Type Residential
Lending Area AL, CA, CO, CT, DC,DE, FL, GA, IL, IN, KY, LA, MA, MD,ME,MI, MN, MO, MS, NH, NJ, NC, NM, NY, OH, OK, PA, RI, SC, TN, TX, UT, VA,WA, WI
Contact Steve Petriella
Address 2321 Whitney Avenue
City, State, Zip Hamden, Connecticut, 06518
Toll Free 877-734-2211 ext. 350
Phone 203-230-8500
Fax 203-248-1771
Web Site reiclub.com/hml
Email rehabs@brookviewfinancial.com

California Hard Money
HML Loan Type Residential
Lending Area CA
Contact Neill Phillips
Address 8574 Alpine Avenue
City, State, Zip La Mesa, California, 91941
Phone 619-920-7685
Fax 619-819-8824
Web Site www.californiahardmoney.biz
Email sdreloans@

Capital Trust
HML Loan Type Residential and Commercial
Lending Area MA
Contact Dan Burke
Address 404 South Huntington Avenue
City, State, Zip Boston, Massachusetts, 02130
Phone 617-971-9700
Fax 617-983-3541
Web Site www.ecapitaltrust.com
Email danburke@ecapitaltrust.com

Creative Lending Concepts
HML Loan Type Residential and Commercial
Lending Area CA, TX
Contact Aaron DeCollibus
Address 6700 East Pacific Coast Highway, #140
City, State, Zip Long Beach, California, 90803
Phone 562-431-5555
Fax 562-431-2979
Web Site www.socalhardmoneylender.com
Email capital4you@****

CT Capital
HML Loan Type Residential and Commercial
Lending Area FL, OH
Contact Stephen Bartlett
Address 6300 NE 1st Avenue, Suite 200
City, State, Zip Fort Lauderdale, Florida, 33334
Phone 954-343-2436
Fax 954-351-0996
Web Site www.ctcapitallending.com
Email sbartlett@ctcapitallending.com

Delta 8 Capital
HML Loan Type Commercial
Lending Area OK, TX
Contact Carolyn Apodaca
Address 508 Liberty Court
City, State, Zip Colleyville, Texas, 76034
Phone 469-964-6837
Fax 817-796-2875
Web Site delta8capital.com/
Email carolyn@delta8properties.com

DHLC Investments, Inc.
Lending Area CO, TX
Contact Rob Barney
Address 5440 Richard Avenue
City, State, Zip Dallas, Texas, 75206
Phone 972-467-6547
Web Site www.dhlc.net/
Email needcashfast@dhlc.com

Ellis Management Company
HML Loan Type Commercial
Lending Area NM, OK, TX
Contact Hal Rowland
Address 2825 Wilcrest, Suite 300
City, State, Zip Houston, Texas, 77042
Phone 713-952-8022 Ext. 106
Fax 713-334-7166
Web Site www.ellismanagementco.com
Email hrowland@ellismanagementco.com

Equity Development Corporation
HML Loan Type Residential
Lending Area DC, FL, KS, MD, MO, NC, PA, SC, TX, VA
Contact Shawn Skiff
Address 4640 Shore Drive, Suite 113
City, State, Zip Virginia Beach, Virginia, 23455
Toll Free 888-460-9096
Phone 757-460-9096
Fax 757-460-4079
Web Site www.equitydevelopmentcorp.com
Email info@equitydevelopmentcorp.com

Gala Resources LLC
HML Loan Type Residential
Lending Area CT, DC, MA, MD, NJ, NY, PA, VA
Contact Loan Officer
Address 1212 Avenue of the Americas, 6th Floor
City, State, Zip New York, New York, 10036
Toll Free 800-372-3393
Phone 212-302-8840
Fax 212-302-8832
Web Site www.GalaResources.com
Email loans@galaresources.com

Hawkins Capital
HML Loan Type Commercial
Lending Area AK, AZ, CA, CO, ID, NV, NM, OR, UT, WA, WY
Contact Gentry Jensen
Address 39 East Eagleridge Drive, Suite 200
City, State, Zip North Salt Lake, Utah, 84054
Phone 801-936-5100
Fax 801-936-1491
Web Site www.hawkinscap.com/
Email gjensen@hawkinscap.com

Investors Commercial Capital, LLC
HML Loan Type Commercial
Lending Area DE, NJ, PA
Contact Barry Sharer
Address 1103 Laurel Oak Road, Suite 105B
City, State, Zip Voorhees, New Jersey, 08043
Phone 856-435-0808
Fax 856-435-5240
Web Site www.icclends.com
Email info@icclends.com

Ionian Capital
HML Loan Type Residential and Commercial
Lending Area CA
Contact Steve Mason
Address 925 Lakeville Suite 321
City, State, Zip Petaluma, California, 94952
Toll Free 800-901-2111
Phone 707-769-4731
Web Site www.westcoasteloan.com
Email info@westcoasteloan.com

Lending Associates
HML Loan Type Residential and Commercial
Lending Area AK, AL, AR, AZ, CA, CO, GA, HI, ID, MD, MA, MI, MN, MO, MS, MT, NC, NH, NV, NY, OK, OR, RI, SD, TN, TX, UT, VA, VT, WA, WI, WV, WY
Contact Edward Spooner
Address 7777 Fay Avenue, Suite 130
City, State, Zip La Jolla, California, 92037
Phone 858-551-5007
Fax 858-551-5006
Web Site www.lendingassociates.net
Email info@lendingassociates.net

Lighthouse Capital Funding, Inc.
HML Loan Type Residential and Commercial
Lending Area Nationwide
Contact Loan Officer, Reference REIClub
Address 15332 Antioch Street, Suite 540
City, State, Zip Pacific Palisades, California, 90272
Phone 310-230-8335
Fax 310-230-8336
Web Site www.lighthousecapitalfunding.net/terms.htm
Email reiclub@lighthousecapitalfunding.net

LoanSum, LLC
HML Loan Type Residential and Commercial
Lending Area Missouri
Contact Mollie Bixby
Address 11821 Adie Road
City, State, Zip St Louis, Missouri, 63043
Phone 314-971-7999
Fax 314-995-8515
Web Site www.loansum.com
Email customerservice@loansum.com

Markour Funding & Investments Inc.
HML Loan Type Residential and Commercial
Lending Area AZ
Contact Jim Tannous
Address 14350 North Frank Lloyd Wright Boulevard, Suite 14
City, State, Zip Scottsdale, Arizona, 85260
Phone 480-734-0845
Fax 480-477-6445
Web Site www.markour.com
Email jim@markour.com

North American Capital, LLC
HML Loan Type Residential and Commercial
Lending Area Nationwide
Contact Mark Cleaton
Address 2001 Bryan Street, Suite 3110
City, State, Zip Dallas-29.95, Texas, 75201
Toll Free 877-594-6461
Phone 214-485-2800
Fax 214-999-0478
Web Site www.hardmoneycorp.com
Email info@hardmoneycorp.com

Northwestern Financial
HML Loan Type Residential and Commercial
Lending Area MI
Contact John Collins
Address 28345 Beck Road, Suite 209
City, State, Zip Wixom, Michigan, 48393
Phone 248.869.0044
Fax 248.869.0045
Web Site www.nwfhl.com
Email John@nwfhl.com

Onward Financial
HML Loan Type Residential
Lending Area GA
Contact Brad Thomas
Address 4780 Ashford Dunwoody Road, Suite A457
City, State, Zip Atlanta, Georgia, 30338
Toll Free 877-303-3642
Phone 770-390-9918
Fax 770-350-7678
Web Site www.onwardfinancial.com
Email info@onwardfinancial.com

Peachstone Capital, Inc.
HML Loan Type Residential
Lending Area GA
Contact Wade Munday
Address 4780 Ashford Dunwoody Road, Suite 213
City, State, Zip Atlanta, Georgia, 30338
Phone 770-379-1099
Fax 404-806-6133
Web Site www.AtlantaHardMoneyLoans.com
Email wade@AtlantaHardMoneyLoans.com

Piedmont Capital Lending, LLC.
HML Loan Type Residential and Commercial
Lending Area GA
Contact David Doughty
Address P.O. Box 1578
City, State, Zip Roswell, Georgia, 30077
Phone 678-292-6984
Fax 770-807-0232
Web Site www.piedmontcapitallending.com
Email info@piedmontcapitallending.com

Pro Source Loans
HML Loan Type Residential and Commercial
Lending Area AL, AZ, AR, CA, CO, CT, DE, DC, FL, GA, ID, IL, IN, IA, KS, KY, LA, ME, MD, MA, MI, MN, MS, MO, MT, NE, NV, NH, NJ, NM, NY, NC, ND, OH, OK, OR, PA, RI, SC, SD, TN, TX, UT, VT, VA, WA, WV, WI, WY
Contact Ike Childress
Address 27020 Cedar Rd , Suite 111
City, State, Zip Beachwood, Ohio, 44122
Toll Free 888-453-2445
Phone 888-453-2445
Fax 888-453-2445
Web Site www.prosourceloans.com
Email info@prosourceloans.com

Quickloan2u.net
HML Loan Type Commercial
Lending Area Nationwide
Contact Mike Fahan, Sam Kazuka
Address 2725 Rocky Mountain Avenue, Suite 457
City, State, Zip Loveland, Colorado, 80538
Phone 650-720-0253
Fax 650-284-2204
Web Site www.quickloan2u.net
Email 101access@****

Remington Financial Group
HML Loan Type Commercial
Lending Area Nationwide
Contact Mike Allen
Address 8655 East Via De Ventura
City, State, Zip Scottsdale, Arizona, 85258
Phone 480-659-5186
Fax 480-661-3976
Web Site www.remingtonfg.com
Email mallen@remingtonfg.com

SDI Funding
HML Loan Type Residential and Commercial
Lending Area AL, GA, NC, SC, TN
Contact Jeff Hammer
Address 107 West Antrim Drive
City, State, Zip Greenville, South Carolina, 29607
Toll Free 877-700-0734
Phone 864-233-3337
Web Site www.sdifunding.com/contact_reiclub2.htm
Email jhammer@sdifunding.com

South Street Funding, Inc.
HML Loan Type Residential
Lending Area NC, SC
Contact Bill Worsley
Address PO Box 1136, 452-J South Main Street
City, State, Zip Davidson, North Carolina, 28036
Phone 704-987-9393
Fax 866-581-0168
Web Site www.southstreetfunding.com
Email bworsley@southstreetfunding.com

Streamline Funding Group
HML Loan Type Residential and Commercial
Lending Area TX
Contact Minka Anderson
Address 9414 Anderson Mill Road, Suite 102
City, State, Zip Austin, Texas, 78729
Phone 512-250-8757
Fax 512-249-2803
Web Site www.streamlinefunding.com
Email info@streamlinefunding.com

Sunrise Financial
HML Loan Type Residential and Commercial
Lending Area CT
Contact Juan Salas
Address 205 Church Street, 3rd Floor
City, State, Zip New Haven, Connecticut, 06510
Phone 203-498-6094
Fax 203-643-2214
Web Site www.sunrisefg.com
Email admin@cthardmoney.com

Tall Bridge Capital Partners, LLC
HML Loan Type Residential and Commercial
Lending Area DE, FL, NJ, NY, MD, PA, VA
Contact Jason Harkavy
Address 2 Bridge Avenue, Building 2, Second Floor
City, State, Zip Red Bank, New Jersey, 07701
Phone 732-933-8730
Fax 732-782-0407
Web Site www.tallbridge.com
Email jh@tallbridge.com

The Norris Group
Lending Area CA
Contact Craig Hill
Address 6391 Magnolia Avenue, Suite C
City, State, Zip Riverside, California, 92506
Phone 951-780-5856
Fax 951-780-9827
Web Site www.thenorrisgroup.com
Email craig@thenorrisgroup.com

Valuation Mortgage Capital
HML Loan Type Commercial
Lending Area FL, SC, GA, NC
Contact Tim McLeod
Address 515 East Las Olas Boulevard, Suite 860
City, State, Zip Fort Lauderdale, Florida, 33301
Phone 954-636-2619
Fax 954-793-4783
Web Site www.valuationmortgage.com
Email tsm@valuationmortgage.com

We Fund Houses, LLC
HML Loan Type Residential
Lending Area TX
Contact Adam Arnette
Address 1401 Elm Street, 41st Floor
City, State, Zip Dallas, Texas, 75202
Toll Free 800-823-1240
Fax 800-823-1305
Web Site www.WeFundHouses.com
Email adam@wefundhouses.com

Zinc Financial, LLC
HML Loan Type Residential and Commercial
Lending Area AZ, CA, NV
Contact Todd Pigott
Address 2525 Alluvial Suite 281
City, State, Zip Clovis, California, 93611
Phone 559-326-2509
Fax 888-761-8577
Web Site www.zincfinancial.net
Email info@zincfinancial.net

Thanks Freeindeed..you know what I will be doing monday....hopefully one of those will pan out.

Thanks-

Destrie

Ok, so I called all the ones that apply to TN.

PROSOURCE LOANS---looks like they want $300+ upfront to evaluate the property/loan. I'm not saying this is completely unreasonable...just trying to weed my way through these hard money lenders, and the upfront fees are getting to me. In my current case, I'm a little late if I chose to proceed with them since I close on 11/30, so I'm leaving this one for now.

FOMAC ---- I saw some brief posts of your recent success and I'm very happy for you!!! I've been strapped for time to look at everyone's latest deals and comment as I'm trying to figure this stuff out...but did you happen to end up using ProSource on a deal? If so, how has it worked out...with the upfront fees, etc...???

-------

BROOKVIEW FINANCIAL ---they want $1200 upfront (to include inspection/appraisal...that part I totally get, but $1200?? I think I could get an inspection done for 1/10 of that!) and I emailed the contact to clarify:

*****
So, if I understand this correctly, about $1200 is required upfront for application and BPO/appraisal, etc... without any guarantee of funding?
****
Response:

Louisa, if you got to the deal part in Phase 3 and it did not appraise out or there were other issues with the property you are correct we would not finance it. If that were the case I don’t think you would want to buy it either. Our program gives you the opportunity to know you have the funds behind you to make bids on deals as long as you are financially in a good position to be in this business.
****

Am I missing something? That still tells me that yes, $1200 is what is required upfront, and "wouldn't I be so lucky" to protect myself from continuing to purchase/rehab the property after finding issues with it in this process and spending $1200.00 on it to come to that conclusion on these issues and walk away, when I could have spent $120-$150 on my own!!

This company looks HUGE, so it makes me wonder how many people do business with them on smaller residential rehabs like myself (I can't imagine!)...maybe on a commercial deal $1200 is more than reasonable, but on a small rehab like mine to chance that kind of money to the wind, is not reasonable for a new investor like myself!

****
LENDING ASSOCIATES - listed above with lots of states has now a more limited area just to West Coast. No longer lending beyond the West Coast.

****
ATLANTA PRIVATE FUNDING - Left a message and emailed. Hopefully will hear back.

****
SDI FUNDING - Left a message and emailed. Hopefully will hear back.

****
That is every hard money lender that applies to TN listed above.

****
I found another one in St. Louis.

However, his first question on the phone right off the bat was not about my deal, it was :

--How many properties do you own?
--When my answer was: one - my house with my husband
--He basically said "Well, it looks like I'd work on a conventional loan with you rather than hard money"
(WHICH IS EXACTLY WHAT I'M NOT looking for!! I have a friend who is a traditional, conventional mortgage broker, so why would I call on a stranger for that?)
--Sounds like he needs to guarantee the loan to the penny with hard money (which I'm finding is the case most everywhere), so I quickly nipped it in the bud not to waste more of our time on the phone.

At this point, for my 11/30 deal, I'm not sure there's time, with Thanksgiving for any hard money lender to approve. And I understand that. At this point, I'm trying to find a good hard money lender to use for future deals.

I'm still going to work my REI club for hard money lender leads.

However, I'm just at my wits end ---trying to stay positive ---but thinking "there's no hard money out there for people like me!"

Ah, I can't wait to get into PRIVATE MONEY!! Experience, experience...I look forward to doing some deals and being able to present to private money investors. I have no doubt I will be successful there.

FINDING UNCONVENTIONAL HARD MONEY
By the way ---I am still only coming across "conventional hard money lenders"...somehow I got the idea from the Edge video that there were ones out there that based their lending on the deal itself, and not on your specific credit. Basically, my credit score is good...most lenders WANT to work with my based on my credit score alone 740 to 750 depending on the credit bureau. But when my income/assets come into the deal, and my husband doesn't want to be on the hard money loan (which really limits me as I'm part time at a coffee shop while I pursue real estate and he is the one who's salary seals the deal). Conventionally, no one is going to let me solely sign for a loan without my spouse.

But if they looked at my deal, and truly were a lender who looks at the deal itself, and then looks at my good credit history, then I'm confidant they would lend to me. I just haven't come across one lender like this! Thoughts?

****
IT SEEMS HARD MONEY IS TAKING "CONVENTIONAL" TIME TO GET IT DONE
Supposedly hard money is only supposed to take a few days for approval (from my previous understanding), and at least cash within 10 days if approved. Can't they run credit and make some decisions?? Now, it sounds like more like 20+ days to get hard money approval?? Maybe this is because I'm still talking to "conventional" hard money rather than unconventional. I have yet to come across the lender who says ----turn in your application and we'll have a pre-approval answer back to you in 3 days, and once property specs and review is complete, and approved, we can wire money to you within 7 days. Even from talking to the Success Academy it was my understanding that FAST HARD MONEY is out there.

So I'm wondering where??

Let me know if any of you above had any further success with those companies. Always good to hear some great success stories!!!