Logistics of Hard Money Financing

Hello All,

The more I read and learn about hard money lending, the more I am believing this will be the path for me. I like that if I find a deal that I feel strongly about, then I can make the transaction and apply the BRRRR method, and feel confident about it. However, I still have aspects of the process I need more clarification on:

1) When do I establish the relationship with the Hard Money Lender? How long does a Hard Money lender offer sit on the table? For example, can I get confirmation that they will indeed lend as I look for the deal and have peace of mind that I can make an offer knowing the lender will be there? 

2) Any tips on how to calculate the hold rate into my budget? For example, I am looking to bring about 15k of my own money into the deal, and I am looking for properties 50k or under, with ARV of 150k+ after putting in hopefully no more than 50k into the project.

3) Securing the contractor...any tips on at what point in the process I begin interviewing contractors?

4) Lastly, any recommendations on finding a Hard Money Lender. Does locality make a difference? Do I need to be looking in my state and/or the state where the property is that I am buying?

Thanks all!

Kevin