If hard money is only financing you thinking about it hard get loan right now. Recently I ll try to apply many times the are very strict they want property to 65% LTV. I am not trying to discourage you but it is fact.

Joe

There are some good opportunities for owned homes, $100 down and rehab money with 203k loan
I don't know enough about your plans to know if I could help or not, but if you would like to share a1/2hr of your time I'll let you know.
Dan Baize
CENTURY21 Realty Group I
317-558-6814

Frank,
I assisted someone purchase a VA repo on a full blown FHA 203K rehab loan earlier this year. Try to find a fixer upper that has NO structural damage. The FHA has a short version of the 203k, which is less hassle, less time, less paperwork, but its more for homes that need stuff like windows, carpet, appliances, etc.
No everyone deals with this type of loan, my client had a terrific guy out of Fort Wayne that was with us all the way and I would highly recommend him. If you need any other info, please get in touch, I will be glad to pass his name along.

Jody Jones

Frank, a hard lender is one that is willing to take those with less than perfect credit. Those that cannot get a mortgage from a conventional lender. The hard money lender is going to charge much higher interest rates. If you are planning to live in the home I would not recommend a hard lender. I would recommend that you check into FHA. They are forgiving of less than perfect credit; even though they have min. FICO scores.
You can see more on our website. http://www.TIMEMortgage.net
or you can call the office 239-945-8848. We are a Florida mortgage company, so we can only help you if you are in FL.
Della Booth