I am ready to refinance one of my rentals to pay off the private lender loan I used to purchase it. ($85k) The ONLY thing preventing the loans from being accepted is the square footage of the house. (500 sf) Everything else about the house passes with flying colors!

If you want to brush up on PML, I suggest you check out my book Lend to Live: Earn Hassle-free, Passive Income in Real Estate with Private Money Lending available on the BiggerPockets book store.

In my head I'd want to buy a property cash or creative terms with a private money partner for the home and maybe a 2nd partner for the furnishing and start-up funding.

Is there a structured template you could give that is intended for real estate funding strategies?

If you really want to go down that path, I suggest that you apply to work for a syndicator or RE Private Equity shop as an analyst or operator for a year or two, and browse through 100+ deals over that time period, underwriting each one, and trying to figure out, over that time, which ones you were "right" about, and which ones you were "wrong" about, as best you can.

SupplyLas Vegas is unique because it is a tiny island of privately owned land in an ocean of federal land.

Own a rented out condo free and clear, and looking at options on doing a cash-out, not for real estate purposes. Kindly contact me to discuss if this is something up your alley.   

I think i remember reading that you can also demonstrate accreditation status by working in some capacity for the syndicator, or also by working "meaningfully" in real estate anywhere in some capacity, and these don't have a dollar value ie. the 300k joint filing or 1Meg net worth threshold. but the amount of due diligence required to invest in a private syndication is/should be a lot, which always are more opaque than a public RE investment, like REITs, is something you may want to avoid until you have been involved in RE directly for some timeconsider mortgageREITs, eg.

(I even have access to quite a bit of private money already) But where are these mentor people/programs? 

The seller wants to do a private sale(yes I have an inspector and contractor on hand).