This is not my primary residence. 

Yes hard money has been traditionally had an image of taking care of those "hard to do loans" but their is also a boundary we face.  

Given this, I now have real life numbers , and can now look at what my best options will be 6 months from now ( in June of 2016 ) , to continue my pursuit in purchasing Rental Properties.Here are the stats on the Property I just had appraised / will be closing on in 2 weeks .Purchase Price is $68,000  ( includes my all in cost ... repairs, closing, down payment, etc. )The Appraisal come back on the property for $108,000 This gives the property $40,000 in EquityThis will be an Owner Occupied property ( Primary Residence )My goal with this property, is to Hold on to it Long term, and use it as a Rental property in a year or so from now But my short term goal ( what I am wanting to do ) is to do a Cash-Out refi. at a LTV of 80%   (  or roughly $21,000 that I could pull out in the form of cash ).... 

We bought it as a primary but just recently decided the profits would be too hard to pass up.

Currently own 3 properties, 2 rentals and 1 primary residence.

The second is my primary residence.

My point is that the buyers, in Santa Clara County,  for primary residences are still very financially strong. 

How to buy properties that are far from the primary residence?

Common strategies to take advantage of first-time buyer perks are  to invest in a duplex and live in one unit or house hack - buy as primary, fix up and rent out.  

His primary lending bank was sold... when the new bank reviewed their loans they felt Dave's business was too risky and called his loans.