I am an active real estate investor looking for fix and hold (rehab) or flip lenders that will lend on an ARV/ LTV basis but NOT on an as completed basis also sometimes known as reimbursement basis (in short I front the rehab money and get paid back).

Total cost of capital should not be more than about 15% (so on a typical structure no more than about 12 and 2).

I can do over $1MM loan size if needed and have a good underwriting profile in terms of income, credit, experience, etc. 

Areas I invest in include Chicago IL, Philly Pennsylvania, New Jersey (NJ) and New York (NYC). 

Hard money lenders (HML), private money, bank lenders, fix and flip funding, etc. are ok.