hard money vs mortgage?

[rcardin]

I am looking at properties 50k and under. These should cash flow between 150-250 a month. Long term hold

The best my mortgage guy can do is 10% down + closing for investment properties. Now if I buy the property with hard money I can refi in anywhere from 1 month to 6 months for title seasoning requirements.

I would rather not use all of my capital to purchase a house and have to start saving again from scratch. Would it be worth it to buy with hard money and refi rolling the closing cost in or bite the bullet and use all of my cash reserve?

Thanks in advance

Rick

 

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[phlgirl]

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