Ok, since we source the vast majority of our capital from banks, let's test your theory:• Speed when opportunities arise - agreed that hard money / private lending has an absolute  advantage here• Creative financing solutions - our construction loans from the bank are pretty darn good;  "creative" strategies always seem to be more risky than a bank loan;  this one is borderline • Consistent access to capital - if you have a debt cap with a bank, no issue• A partner that understands your strategy - the bank VPs we work with understand our strategy as well as anyoneNow let's add a few line items:No points - bank winsNo last minute delayed or dropped financing at closing - bank winsNo scams - I read about a lending scam on this board routinely - I've never heard of a legit bank scamming money on a loan (although charging excessive fees, sure) - bank winsWould I borrow from a hard money lender? 

Have been involved in deals excesses of $100m.

This means all excess cash flow is being taken by the bank, resulting in zero distributions to investors for 2+ years.Tenant Risk: Major tenants have either consolidated or vacated, leaving roughly 34,000 SF of vacancy.Investor Experience:Communication has been provided through quarterly reports, but the financial reality of the "buy and hold" strategy has shifted significantly toward capital preservation and debt reduction rather than growth.

Large holes, broken drywall, unauthorized paint colors, excessive marks that go beyond normal living.

BatchDialer has been our go-to for cold calling specifically - simple interface and our VAs picked it up quickly.When to Scale:Add a VA when your current one is maxed out on hours and you consistently have excess data.

While I’m comfortable with residential numbers, I’d love to connect with someone who can help me double-check the underwriting to ensure I’m navigating the transition to commercial correctly.Here is a quick snapshot of the deal:The Asset: 5 buildings (approx. 23,000 sq ft) sitting on 4.75 acres.The Price: $1.5M.The Terms: 3.5% interest-only seller financing.The Upside: A clear value-add play through rent stabilization and using the excess land.The 3.5% debt makes this a very compelling entry into the asset class.

4–5% all-in feels high at first glance, but it depends on what’s included.On smaller commercial or portfolio loans, you’ll typically see:- Origination fee or points- Processing / underwriting fees- Third-party reports- Legal- Title- EscrowsBanks sometimes quote in percentage terms because several of those costs scale with loan size.That said, 4–5% before appraisal and attorney does sound on the higher side unless this is a smaller balance or more complex file.It might be worth clarifying:- What portion is lender fees vs third-party- Whether any of it is negotiable- If there are prepayment penalties or yield maintenance built inThere are definitely alternative structures out there depending on property type and leverage, but the full picture matters more than just the percentage headline.If you’re comfortable sharing rough loan size and asset type, easier to sanity check whether that’s in line or excessive.

Once that's covered, whatever excess comes out of the refi goes into the next deal fund.Are you seeing more investors shift toward buying at steeper discounts to compensate, or are people mostly just accepting lower returns and longer hold periods?

That said, my biggest issue is that I am doing some large renovations (siding, roof, etc) and although there is plenty of seasoned funds in the Baselane account will not allow me to ACH, send a check or use the Debit card to pay expenses in excess of 10k-20k in a day or 50k total in a month.  

This seems excessive to me.