Sorry to say that I don't know any HML's because I never use hard money. 15% and 6 points or whatever the heck they are asking these days? No, thank you. LOL I understand. You use your own funds for deals???????? SOme HML are not that high. A friend my mine found one at 12% and 3 points no payments for 3 months however she had to put some money into the deal like 10%