In the Reno market, we have access to hyper-localized and up-to-date rental data and local knowledge of different areas, providing a more accurate picture.Remember, buying real estate is a liability until you sell it, at which point it becomes an asset.

By private money, Im assuming you mean local people lending out their IRA funds and personal funds.

Follow the lease and local statute.  

@Kevin Zmick also consider if you have an area specific advertising forum, a local facebook group,  or an area specific advertising platform you haven't tapped.  

I was at a local (Bay Area) REI conference a few weekends ago and Brian Burke (CEO) spoke.

Your local bank, if it's a loan that they actually own(0.0001%) they are not going sell one note to you.

Both PCB and Destin have local governments and communities that actually welcome vacation rentals.

Did you use a local bank that agreed to a Seller Carry in second position?

You’ll often see sales with 100-200% swings within the same area, which makes having deep local knowledge and understanding the nuances absolutely critical.I do this for a living, and even with experience, comping in Detroit can still be challenging.

And the fact that you're local, on-the-ground, gives you a massive advantage.