I found a DSCR lender that will probably lend 50% LTV on it so I’m going to try to move forward with that. 

You don't have the benefit of maximizing cost segregation, long term capital gain, 1031 exchange, refinancing / lending, passive income vs regular income, etc.  3. 

And do I have to close this deal with short term private money lending first then get the equity partner in afterwards?

Not an uncommon situation, and depending on the exact details there are still some community lending incentives you could have as a first-time borrower to help with the costs. 

If doing a percentage, they can be a minority partner with an equity split agreement.If you are using them to fund the downpayment, you'd want to make sure you fit within the lending guidelines.

After graduating college with a degree in both marketing and finance I transitioned to the lending side of the real estate industry.

Insurance is easily the most confusing topic in private lending, @Rogelio M. 

And nobody is going to lend on a new construction loan to someone thats never done it before and doesn't have at least 20 to 25% to put down. 

There is now also passive pockets.Every presentation is going to make it sound like a can’t miss opportunity - that’s the whole point - a sponsor is not going to say their investment stinks.You can also ask the sponsor if they have ever had a track record verification report done or had a third party report done as well. 99.9% of sponsors don’t get one (for obvious reasons) and those that go after institutional absolutely must get one.

And if not, what groups or people do you recommend I talk with regarding private money lending for amounts that would allow me entree into Sub-To deals that require lower capital entree fees?