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If you have cash, which it appears from your post, why not consider just doing flips and selling for cash?

Gaining trust in your ability to manage someone's money is paramount, and you don't appear to have a track record so it could be a difficult sell.  

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You have a solid job it appears and use that to buy a duplex and get into investing.  

Even if the numbers appear attractive.

Thank you All - it's more of a traditional deal ie. going the route of a typical investment that will cashflow just a little in our market (MA) with 25% down - for us it appears to be a good long term investment if we had the 25%.This particular one doesn't need rehab so no BRRR strategy here.I'm curious if there are any other strategies that could be used to paying back a private money / hard money lender after say 6 months with this type of scenario? 

They toured the place twice before moving in and appeared happy.

I believe that the 6k appears as a "seller concession" on the HUD (again, I'm new at this...).

Deals appear worth perusing.