If you have excellent (760+) credit, can hit a 1.20+ ratio, loan amount is where it needs to be, it's a single family long term rental and you're okay with (and state/lender allows) a 5-year prepay, low 7s is possible.

I don't believe in starting any relationship with lies.

You are better off saving up, building some relationships with investors and flippers, and learning more about the market before you dive in.

What strategies have you found effective in building relationships with potential private lenders? 

I went back to see if I was doing anything wrong and those numbers line up within my excel sheet so really wondering. 

We use private money for front end of the deal and have good relationships with lenders for our cash out properties! 

If anyone will do this, it will likely be a small local bank or credit union that you have a banking relationship with.

I live in Bismarck & Its a great community and I think excellent for rental properties (I have multiple rentals here). 

Excellent idea thank you

The best way to find these 1 in 100 deals is by networking with other owners and building real relationships with them.