Consider learning about wholesaling, seller financing, or leveraging private money or hard money lenders for your flips.

Sherman is about 30 minutes north of there and many of the biggest nationwide and local residential developers have bought land and working on master planned communities.   

He is working on getting this number for me, but they only expect it to be around 60-70k, which I most likely will get a private lender to come up with that money.

At a high level, this is generally the path people take - we see a lot of people have success in this route - start building the portfolio with banks, low down payments, and then **generally** when you hit around 5 or so properties - it starts to make sense to switch over to LLCs, its too hard to qualify/deal with paperwork of banks and switch towards private lenders like DSCR Loans - (LLC friendly, easier) to scale past 5 or so.

I would start with all cash and then seek private lending money. 

Would you have any recommendations on how to structure this private money loan that makes sense for the lender?  

I know Andrew Freed runs one of the biggest ones in Worcestor that draws investors from all over New England (https://www.biggerpockets.com/users/andrewf367#0).

That's my biggest pet peeve. 

I have already talked to a private lender of mine that tentatively agreed to lend on the deal.

Hey @Jordan Ryan - Consider connecting with @Cam Schwartz... he has some great private money products at his new business called vert!