Specifically for the first time (or few). I have had my mind set on HML for a while now... Understand all of the disadvantages and how they work... But I started to look into portfolio lenders and it seems there are a few in my area and am wondering what the major disadvantages of going that route would be. I've heard the term is typically 6-12 months, and have also heard they sometimes don't lend for less than 5 years?

Also, if you have had good experiences with conventional mortgages for REHABS, feel free to note.. I just feel as if they would take too long? (In addition to most likely not taking rehab costs into consideration).