This is really going to depend on the state you are looking to do business in.

Always do your due diligence folks, search for their name on here, check for criminal and civil court cases in the county they live/do business in, etc. 

Thankfully the station I am at isn’t very busy so I have the opportunity to do business while at my fire job and more than likely not get interrupted.

A title company?

My advice is focus now on building your branding, business and client base in real estate.

I am seeking mentors and or guides to help me invest in business that can eventually help offset W2 income tax.

If you're lucky enough to get a free and clear property where the seller is willing to finance, this reduces much of the risk associated with seller-finance.I would make sure the title is then moved over to your name, especially since there is not a risk of a due-on-sale clause being triggered.

I just don't know where to find a private lender as anything I have googled looks to be for businesses or a scam. 

By contrast, we just teach “stick to good underwriting, using title reports and escrow and having sufficient capital to make sure the seller is cared for”.

Many of our borrowers/clients have one LLC that owns the building and another than own the operating business.