if so she should be self managing and saving herself the 6-10% on rents. 

Your scenario is possible but not probable...admittedly I have never done what you suggest I've been the seller financing sales in my IRA, but I have read several BP contributors that have substituted collateral.

Just closed one in my IRA to kickoff 2025 and looking to expand that market.

Remember, the notion of amassing wealth without investing is a dangerous myth perpetuated by self-proclaimed experts.

If you want to be buying right now and can't self source leads though you're probably going to need to adjust your acceptable numbers and focus on the long term.

Private Money is simply money from a non-institutional source...such as someone lending out of their personal IRA or from their savings. 

Their income is also all self-employed and social security benefits.

Instead of platforms like Angi, try building relationships directly with contractors, architects, and developers.

Also think about where you can cut costs, can you self manage, find a less expensive property manager, can you bill back expenses to your tenants.

Are you taking it online as a self study, or are you in a class with a teacher?