I am above 50% on standard Visa/MC, below 50% on Amex, and about 0% with anything that is like a local credit unions. 

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

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

Michael - while there may be great local CPAs, you can open up your pool of CPAs that can help you by working remotely.

I was not finding viable local fix-n-flip candidates in my area and I had read a book from BiggerPockets on out of state property fix-n-flips. 

I currently have 3 LTR and soon will be remodeling a small family-owned shopping center in Wimberley, Texas. 

Been getting nowhere with zoning laws found online and in the local library for Yonkers (in westchester county) as to whether any permits are needed in order to operate such a business. 

They are not allowed in certain master planned communities.Summerlin, including Sun City Summerlin▪ Town Center▪ Skye Canyon▪ Cliff’s Edge▪ Symphony Park▪ Grand Canyon Village▪ Las Vegas Medical District▪ Providence SquareAnd these restrictions I find would be the most difficult for you to overcome - A short-term rental license does not provide authority to violate any common-interest community’s covenants,conditions and restrictions (CC&Rs).

I’m going to consult a local financial planner but thought I’d ask the brilliant minds at BP as well.

Then determine if a long distance property is better or a local house hack.