There are drops in other areas including big cities and rural areas and areas that are losing population. 

And so when the counter shows a five figure commish the broker has a hard time explaining why that kind of money is a bad deal for them..

An LLC requires time and money to create and maintain, every year. 

In my research I've found that there are a handful of developers who are spending big money to renovate and rehab the downtown area and that the Scranton School Board is under new leadership, allowing the district to finally exit from its "financial recovery" phase.

It isn't as simple as "buy my laundromat" and print money.  

HELOC money is actually expensive. 

How do hard money lenders that do not put them selves out to the public and lend only to 3 individuals I know that have LLC's.

If there was an expectation of reimbursement then there should have been a discussion before moving in about money owed in the event of (whatever)?? 

The hard money lender that require appraisal usually do that, and in my experience the appraisers are a bit more cautious in those scenarios.

Not looking to connect with hard money.