They are the source.

My investors expect me to source financing for a deal and not retain a service to do what I am expect to do as part of my fees.

Instead of debates and personal opinion, look for proof https://www.ladbs.org/docs/default-source/forms/plan-check-2017/single-family-dwelling-duplex-plan-review-list.pdf under G (Interior Env) which defines the minimum requirement of a habitable room (aka bedroom or bathroom).

Instead of having to source a rehabber house, figure out how to do rehab when they have zero experience at it. and then trying to find a HML to do the loan up front ( if thye dont have the cash) and a take out lender.  

@Ike Okwerekwu Recommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.

Private Money is simply money from a non-institutional source...such as someone lending out of their personal IRA or from their savings. 

Anyone have any good referrals for any of these sources that are geared toward or accommodate investors?

Unlike banks, which offer limited loan options, brokers have access to a wide network of lenders, including niche and non-traditional financing sources.Here’s what they do:Assess your financial situation to determine your borrowing power.Compare multiple loan products to find the most favorable terms.Negotiate rates and terms with lenders on your behalf.Guide you through the application process, ensuring you meet all requirements.Example: Suppose you have a lower credit score or unconventional income sources.

The only source for the information and services you need is a local investment team.Can you buy a good property without physically seeing it?

The process seems daunting and overwhelming, and I am not confident I will put the time in to talk to sources, analyze, and find properties for investing purposes.