enough.  You better have a written plan that proves it. Your Business Plan needs to show how you arrived at the numbers, and that you are presenting a realistic picture.  If the Hard money lending rate is 12% and your plan shows making payments based on 5%, you have lost your credibility. Contingency plans should be included.  For example, what if you suddenly have a 50% vacancy rate, how are the payments going to be made. Newcomers are an unknown quantity, therefore are a higher risk.  Higher risks pay more for money.  If you have a proven record of investing success, then you are not as great a risk, so money is cheaper and lenders more abundant.  If you had a bad experience before, show that you have learned from it. The courses all make it sound so easy to get money.  One course I attended started by doing a Google search of Hard Money Lenders.  It came back with over 2500 hits in that area alone.  Finding Hard Money is easier than most people believe, BUT...  Just like a Hard Money Lender wants proof that you are legit, you better demand the same proof .  There are lots of frauds out there too.  I would suggest that you go to a Reputable Mortgage Broker.  These people have contacts with many different lenders. The other point to remember is that IT IS NOT YOUR MONEY!!!! The payments will have to be made on time every time.  If you can't make