In my First flip and need some help

[Juan Arango]

I Purchased a foreclosed duplex in central falls, RI For $60k. ARV on the low end is $135k. We Used a HML and With $5000 down he is ballooning all the fees and payments till we sell the property. Rehab costs are around $30k which I don't have. What do I do from here? Other than tapping into my inner network (family/friends/co-workers) how can i find private investors? What terms do i offer them? Do they go on the deed? What type of contracts do we use ?