I have access to a huge community of real estate investors, private money lenders, ect.

I put 20% down using personal and private lending.How did you add value to the deal?

Private investors want to invest in deals they believe will be profitable.

Establish an emergency fund and target stable long-term rentals or short-term rentals in markets you understand.House hacking or private lending can offer alternative entry points depending on your risk tolerance and hands-on involvement.

Our community is actively identifying and investing in off-market deals, sharing the cost of virtual assistants and direct mail, sponsoring deals, investing our own capital, and having multiple group calls and webinars every week with institutional analysts, real estate and SEC attorneys, regional banks, private lenders, and other experts specifically to discuss and analyze deals within the community.

Quote from @Brandon Blackmon: @Bruce Woodruff 100% the answer I'm looking.... a solid GC, has a 20-25% markup to I would for sure know going into this that these are private companies and they can set their own fees. 

Your question has been debated between BP tax experts both privately and publicly, for example here: https://www.biggerpockets.com/forums/51/topics/819991-expens...And we ended up where we started: no consensus and no clarity.There have also been court decisions that support my interpretation, even though I personally find these court decisions debatable.

Also, if this is something that you are looking for in a hard money lender, you might want to look into more of a private money lending model verse anything else. 

Credit cards have the same limitation on the amount you can borrow and will likely end up costing more than private lenders.

You could get a loan from a local bank or private lender to fund it