Pricing can vary based on bedroom size and other amenities like a private bathroom.

Right now we are just using private individuals.

Most of my clients stick to private money.  

And ironically, we are investing in a private note currently.

Personally, I wouldn't offer SubTo or a Wrap, For reasons I've written about fairly extensively. https://www.biggerpockets.com/forums/70/topics/1227199-the-m...However, I would sell on "Lease Option" and that may work for you.

I wrote about this extensively here and also made reports to the SEC and FBI.

If you announce to people there that you are a private lender, you'll have a lineup around the room to talk to you.  

Right: but what about the dozens of contracts and hard money loans that are in default without extension or remedy.

Private lenders, like who I work with, prefer to lend to properties held under an LLC. 

It’s a larger house (3500 sqft. 5 bed), but is secluded, private, centrally located, and sits on nearly 3.3 acres of the East Bay Hills, with open space as far as the eye can see outside.