I am reaching out to anyone looking to lend on fix and flips in southern New Jersey.

I would check with your local bank for opportunities to get a line of credit - I wish those things existed in the private lending world, but they are non-existent for the time being.

I do agree with Dan that appraisals are more unpredictable, but would expect this to improve with increased activity & national recognition of ADUs in the lending world.3) Not sure what is meant by stability.

A true "private Lender" as investors think of them are friends family or associates that lend to you becuase they know and trust you.

Interest rates are just one component of the economy and you have many different macro-economic conditions that impact housing such as job market, inflation, debt loads, lending standards etc. 

You're asking somebody lend you a lot of money, collect 1% interest on it and get 10% of any upside but take 100% of any downside.  

<> Where you get the bank to lend you 70% and the seller gives you the 30% as a 2nd so you do not come out of pocket Does anybody know of any banks that allow a 2nd position.

Most 100% lenders will lend at 100% UP TO 70% ARV, which is tough to secure.

Are there any lending programs that allow for seller financing of the down payment in 2nd position? 

I am an agent who has sold hundreds of Air BNB and have amazing and creative partners including lending