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

That may impact the amount you have listedYour most advantageous route for financing will be seller carry or finding a private lender.

The client can distribute proceeds through a private agreement without involving the title.

Plenty exist for private lenders (which is what seller financing is) and can track payments and am tables and also do automatic electronic withdrawal (ACH debit) which helps improve the likelihood of getting paid promptly each month.

Class C/D neighborhoods with both Section 8 and private payer tenants.

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. 

There is a lot of information on BP regarding being a private lender and outside groups taht have a lot of support in this space.

I’ve been shown no evidence that there was fraud, nor that the sale of the investment opportunity was not in compliance with either the General Exemption for Private Placement or Reg D safe harbor.  

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

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