Looking for Private Lender for Fix & Flip - collateral backed

[William Ingraham]

Looking for a reasonable private lender to help borrow against my primary residence which I own in cash and is worth ~$750,000.

My issue currently is I can only qualify for ~$300,000 for a traditional mortgage, but looking to borrow up to $600,000 in order to buy 2-3 single families to fix and flip. My 2023-2024 1040 income is low since I worked on my primary for most of 2023-2024, which I made $350,000 tax free on last year. I can find hard money for ~10.5%, but wondering if there's any means of find something closer to traditional HELOC rates(~8-8.5%).

Also wondering if people think it's easier for me to first get the $300,00 traditionally and then try to borrow privately for the renovation costs once I buy 1-2 of the homes to flip.