Also remember with condos cashflow can be a moving target a special assessment can come along and constrict your cashflow without notice

I've seen some private builders build homes without a garage.

You need tax returns for conventional or FHA, if you want to go private or hard money, it is going to be 20 % down. 

And if not, what groups or people do you recommend I talk with regarding private money lending for amounts that would allow me entree into Sub-To deals that require lower capital entree fees?

These type situations can only be achieved through the use of private mortgage money.  

I've since bought five notes, and two private stock offerings.My parents have bought maybe five properties over the years in their SD IRA.

Many colleagues I've spoken to start at $1,200+ and I've learned the hard way, you get what you paid for.Unless you have a tax background I would not recommend tackling these returns yourself given all you're doing and if you plan to add more partnerships in the future it's even more important you work with a tax professional you know, like, and trust.I've seen people in the same situation to save ~$3,000 in prep fees, did the return themselves, then received a $120k IRS notice of change to their return.

I guess it only matters if you get sued or a notice to appear. 

I read 'The Bankers Code' by George Antone and it drew me to private lending.

@Jim Bouchard the only thing I noticed you maybe should address is making the screen doors not slam when closing.