I have over 50k for renovations if need be and I have private funding for the purchase.

1031 exchange from a sale of a rental property plus HELOC to fund the remaining.

I consider that a liability,  don't want it on my balance sheet and if I were out of funds I would sit on the sidelines before entertaining that deal.

Those lenders that can do construction loans or commercial fundings.

You'll still need 20%+ down and wont be able to fund in an LLC, but will likely get a slightly better rate/pricing.

Since you're starting with limited capital, consider exploring creative financing options like partnerships, private money, or seller financing to fund your first deal.

To calculate the cash-on-cash (CoC) return for the rehabbed unit, take the annual rental income from the newly rentable unit and divide it by the capital invested in the renovation.Formula:CoC Return = (Annual Rental Income) / (Rehab Cost)This will show you the return based solely on the funds you put into the rehab.

I have no degree in either, and currently do not have the funds to attend college to get a degree in either.

I am currently investigating taking a cash out refinance on one to fund my next purchase.  

So, if you're looking to email your investor clients to try and raise funds, I'll have to warn you that it could very easily get your account shut down almost instantly with Mailchimp.