While sophistication of your equity partners (private money lenders) will vary between residential and commercial, the principle of raising private capital is the same.You need to develop your own system which allows a constant stream of PML even when you don't need the funds and/or don't have an active deal under contract.For example; I raise private capital by offering free educational workshops for people with self-directed IRAs.

Caring about the quality of the housing you offer and the way you treat tenants, does more for tenancy success than caring about their source of income (assuming it is legal and verifiable, which S8 is). 

I can offer both conventional (Fannie Mae, Freddie Mac) and government (FHA, VA, USDA) options to help make it happen! 

Banks who offer construction financing tend to be 75-80% LTC and alternative/hard money lenders will sometimes offer higher LTC leverage than that.

An offer was received that I accepted. 

I wish I had another work around for you, but I actually stopped using my business CC all together just to avoid the PITA "hacks" they offered as solutions. 

It doesn't take an experienced real estate investor to see through what he offers and teaches.  

Effectively offering more than 100% financing.  

Why can't you offer her assistance while she trains you, so you both make money?

Offering flexibility has allowed my borrowers to swing into deals they would not have been able to do previously.You’ve made a great point about the importance of being easy to work with and fostering strong relationships with lenders.