@Genny Li - excellent point , i need to check

Purchase price: $1,300,000 Cash invested: $1,370,000 Sale price: $1,500,000 Having great investment opportunity this year and particular one was quick and excellent

I always steer clear of Angie's List, Yelp, BP Vendor, Dave Ramsey Select Vendors, or any other service that charges the vendor for membership and then promotes the list to the public as if trust, excellence, and performance have ANYTHING to do with the list selection. 

@Jonah Rupe you already know enough people to find private investors in your own network.You just don't know how much money they have, and you haven't established any credibility with them so they would loan money to you.

Building Reputation: How did you go about getting your name out there and establishing credibility as a private lender?

If you want something free excel would probably be best. 

I've found the product to truthfully be better than an Anderson 100 series window and while I've been fortunate not to have any maintenance issues thus far, my supplier who I've worked with for a few years and trust has made a point of emphasis in saying their warranty response is excellent.

It was really refreshing and gave BP a lot of credibility in my eyes.

This sounds like an excellent candidate for a "wrap" or all inclusive deed of trust where you would pay the seller and lender (through a title company or loan servicing company) the new, agreed upon payment based on what terms you negotiate. 

What we find is that owners in your position can do well in a set of ideal circumstances:  the home is in great condition, they find excellent tenants who treat the property with care, and nothing crazy happens.