Greetings, I'm a buy and hold/rent investor in Gwinnett County GA. I have a deal for a rental, $39k, $1k / mo rent that I'd like to control with hard money and within 13 months or less replace with longer term private money.

About $4k in repairs for $43k at $800/mo reserve adjusted income equals: 22% cap rate but lets round down to 20%. So this deal seems to be able to afford paying 15% hard money interest rates or less since the loan would be 80%, assuming the lender calculates value much higher than my purchase price.

I'll have to tack on $4k or so from what I've seen as minimum points, still the cap rate is still good.

Any comments, advice?

Referals for 13 month and longer lenders in GA?

Limaonecapital.com is one who has 13 month and longer programs. that I'm talking to FWIW. I'm not name dropping limaone, just mentioning as a possible borrower and as an example of the programs.

Curt