Is it more because of a borrower not qualifying traditionally, property not qualifying, or they can get a better deal going private?

My returns also got a bit too complicated with niche REI stuff for the great tax guy I used for many years and still does my parents and sisters taxes.They handle other REI guys and attend some REIA groups I went to and knew about bonus depreciation, K1, cost segs, schedule E and HELOC junk used for investing and private lending.

If I decide to do this I have a private loan in place that would be for 250k at about 6%.

Hi Anna,You're at the point in which it is best for you to find funding with a private lender.

As for the HELOC, the more I research the more it matches your comment regarding using it for home improvements / flips so I may sit on that for a little bit until I educate myself further on those topics.As for raising capital, I have read the private lenders are a popular way and hard money loans which I do not fully understand yet.

Private Money: They encourage deals to use private money for rehab4.

In a few posts, it seems as if some brokers will not just work with banks, but have developed relationships with private money lenders and will help investors find them.

2- IF only $30K is labeled & considered OPTION CONSIDERATION funds paid for the OPTION (thus Not immediately taxable)     What do you call or or would be a proper way to DESIGNATE the other $30K in funds given to the Property Seller?   

As far as finding private lenders, you are on your own.

It pays well and allows you to build connections in the real estate world (if you are working privately and not for the government).