Excellant job and excellant post highlighting specifically what worked for you and how you went about doing it.

OPM usually refers to money to buy the house, a private lender, family, etc.

I haven’t tried hard money or private money lenders either.

But I can't help but think that I could benefit from the occasional discussion about real estate strategies or bounce opportunities off one another.Coach Carson's RPM program details below:Cost: ~$2500/yearBenefits (form Website):Personalized Coaching: Members receive direct support and feedback from Coach Carson and selected coaches, including monthly group coaching sessions, one-on-one "hot seat" calls, and small group coaching within Action Teams.Action Teams: These are accountability groups of 8-10 members that meet weekly over a three-month period to set and achieve goals, fostering perseverance and resilience among participants.Comprehensive Resources: Members have access to a repository of documents, systems, checklists, and more in the community swipe file, including tenant screening criteria, due diligence checklists, and rental analysis spreadsheets.Exclusive Community: RPM offers a private community of like-minded investors who prioritize time and freedom over scaling rapidly, providing a supportive environment for shared learning and growth.The Group Targets:Investors with experience owning 1 to 8+ properties, whether short-term (e.g., Airbnb), mid-term, or long-term rentals.Individuals who are coachable, hardworking, and value time and freedom over aggressive scaling.

The only loans I see non recourse nowadays are those lending to a SDIRA which they have to be non recourse or an unsophisticated private lender.

Private financing where an investor can get a loan from an individual rather than a conventional loan because you can get more leverage and have more room to negotiate

From a compliance stand point, seller financed notes have much more leeway, fudge room, as they are looked at as private transactions.

Their representative recommended I engage with JP Morgan Chase private banking / wealth advisor as they thought this would allow them to be more creative and include other assets as part of the collateral.

Quote from @Kevin Akers: If you have everything else in place (financing, permits, etc) and have underwritten the deal where the numbers make sense you can work on raising the 50K from private investors. 

Investing as a limited partner/ passive investor is a somewhat risky endeavor whether it in private placement or in the public markets.