Loans from the FHA, online investment groups, middlemen, rent-to-buy deals, ready-to-rent homes, and borrowing from private lenders can cost less at the start, grow in value, and give you a steady flow of money.

Eg. we make the payments to the seller, transfer the title, and create a private agreement with the seller?

You can use a portion for private lending, and for the balance, you have thousands of other investment options.

We have a local credit union at 1% origination and 7.25% rate, plenty of good locals at a point and prime plus one, and some good local private lenders. 

One of the best strategies is using other people's money, like private lenders or seller financing.

As a real estate investor, I would like to learn how to properly put together a private syndication from an attorney with experience in this field.

Couple options that might be viable for you (I don't know all of your circumstances)- BRRRR into a DSCR by creating equity; partner closely with a lender before starting on this to cover seasoning and other requirements - also this will only work for an investment property, not a primary- bank statement loan/1099 loan may work if you can put at least 10% down and want a primary residence - will depend on how you're operating and a few other variables- seller financing; find a seller willing to carry a note for a few years- co-borrower; someone with decent income and credit who will be on the loan with you- DSCR purchase; be prepared to put down at least 75% or your rate/pricing will be horrible (70% is better); many lenders will have experience requirements; investment property only- find a private lender willing to fund the loan you need- get a salaried job relevant to your college coursework; your fico is strong and you have some cash, so househacking could be within reach via Fannie/Freddie multifamily purchase; get a solid workup from a competent lender before going this route as employment history will be touchy with this routeHard money can be used for an acquisition and rehab, but make sure your takeout financing plan is bulletproof before getting hard money.I'm originally from Baton Rouge.

Both of them are by the bedroom and this new one I just completed a master bedroom build added on to the back of the house with a private entrance for myself so I’m currently renting out the other 3 beds.Which cost me thousands more than I expected due to contractors not performing like I had expected etc etc.

The private lending world can sometimes feel like the wild West, but as far as industry norms go I would say that your lender is operating outside of them. 

I met a lot of private language school owners' kids.