I work with a variety of investors and investor groups across the nation, each offering their own properties and/or their own programs. This is a program that is available on properties this particular group has in inventory in Philadelphia, Pittsburgh, Atlanta, Baltimore, and Kansas City.
My working with them does not cut into your bottom line--just theirs.
When you decide you want to speak to the group directly, I'll put you in touch, but, for now, I'll be glad to answer your questions as best I can.
About the hard money loan: this is only a 90-day loan, allowing you to take title and refinance. Thus, you must be pre-qualified for the refinance before taking the hard money loan. This allows you to skip the traditional steps of putting 10%-20% down for an investment property and you don't have to come out of pocket for the rehabilitation. Closing costs are rolled into the transaction, leaving you with a truly passive 20% built-in equity.
If you have further questions about the loan, let me put you in touch with the people who can answer that better than I.