Hard money lender or private lender

[Eudes De leon]

Okay I need help trying to find a private lender .I  found at 2 unit house I offered the owner  $65,000 for it .the house is in decent condition . So no  repairs is necessary. This house appraised for somewhere around 80 to 90 thousand. I ask the bank for a loan but I'm afraid that do to my debt to income they might deny me the loan. I own two more houses one of them is at house  with 2 units that I owe 52000 and appraise for 130000. And the other one is a row home this one I took out a $40,000 heloc. and he appraised for $50000. I already went to the bank and try to get alone on the  house with the 2 units I wanted to get the equity from this house and buy the one that I'm looking at Cash although my credit is decent at 720. I was denied from the bank so now what I'm trying to do is to get a loan from a different bank as a owner occupy conventional loan putting $15,000 down. I have never use at hard lender . I guess this time will be my first time but I'm confused as to where to get one that's not going to rip me off and besides some of them they will not lend anything less than 50000. I'm still waiting on a response from the bank I already gave them all the paperwork they ask. I do not want to lose this deal that's why I want to start looking for a private lender in Pennsylvania. but I have no idea where to start what should I be looking for. Should I pay the points that some of them ask for. Or should I look for one that doesn't take points.