They might not be able to finance the entire purchase amount like other investors using hard money or private money, but they have been doing it long enough to build up a bankroll that can pay for down payments and repairs.Final ThoughtsThe 70% rule is more of a guideline, not a hard-and-fast rule.

 @Jackson Hanssen Private message sent. 

Megan, Not sure if I can help you exactly, but a few items that might help: 1) As you are out having conversations with potential private money lenders, you can start the conversation about "Did you know you can use IRA, or old employer 401k funds to make private money loans, secured by real estate?"

If it doesn't come up, send me a private message.

I’m Gregory, a private money broker at Over the Net Capital.

Husband and I are purchasing a property as our private residence that also has a small cottage on it we plan to STR. 

Thanks, @Derek Brickley - the houses that we used seller finance and private money are in my personal name. - The commercial property is in an LLC, we get K-1s from the LLCs taxes every year showing that the LLC pays for the expense and is cashflow positive; except for the deprecation we take :) I plan on buying a new primary residence in the next 1-2 years and want to know if I need to have the commercial loan adjusted so that its no longer personally guaranteed.

I will send you a private message. 

Typically his projects have been privately funded and smaller than this one.

If you’re in an area with a strong private banking community, that might be your best bet.Hope that helps!