You could invest passively by being a private lender (earning high interest), being a money partner (getting equity and a return for no work), investing in a syndication deal (similar to money partner but on bigger deals where you are one of many investors), buying another investment property and hiring a property management company, or investing in stocks. 

I’m looking at private lending to flippers with a line of credit or using a line of credit to put a down payment on a new cash flowing property (which is extremely hard for me to find right now) but with a line of credit as a down payment I would be financing a new property at 100% at unfavorable rates.

You best bet is to contact a realtor, and have them run comps (most will do it for free).

Rents increase 5% annually on average here.My mom is excited about the opportunity and is willing to contribute her 401k towards the 15% down payment on a hard money loan or less if we find private financing.

Right now I think your best bet is to call your insurance and go through them.

What Qualities Should You Look for in a Borrower Before Offering Private Money Loans?

@Deborah WodellThere was a guy who used to post on BP from Maryland who did private lending and was a fraud, changed company names many times and what he would do is write construction loans, fund the initial amount but didn’t have the money for the draws.

I don't know Waco economics at all, but I'll bet there are 1000 units of some kind available for rent a town of 140-150,000 seems like a lot to me. 

Jack,since you run Gelt and do private lending, think of being in first position on a loan with a private lender and that lender just randomly assigns the loan to someone else without advising you.

Perhaps setting up a private FB group and inviting those in.