If you're not using Hard Money and the property won't qualify for conventional financing, then you'd probably need to locate private money or if you have friends with IRAs, they can be self-directed to invest in real estate.

From what I’ve heard, private lenders or small groups often jump at projects like this when presented with clear ROI.

Property management companies and contractors are the people in your business who make or break you.I will send you a private message to refer you to a property management company that is doing good for me.Don't let the bad experience sway you away from real estate.

Send me a private message with your mailing address and I will send you my book, Real Estate Rookie.

Credit unions, banks, mortgage companies and private lenders.They all had the same answer.

I can probably help you I have done a lot of private deals and I don't pay taxes. 

You may pay 1.5m and up for a good one, likely more if parking and balconies, but the play is to buy a multi and then wait and in a few years, turn them into condos and sell them separately - that's how you make the money there.

Most out of state investors are better off just acting as private lenders, buying low cost index funds or keeping their money in HYSAs.

I used a private lendor to fund the re-hab (cash) and owner financed the purchase price (minus down payment) I have a bank account linked to Stessa and I see the cash deposit in the transaction tab. 

Depending on your income needs, pulling equity out and lending privately combined with a fulltime or part time job may be another option that doesnt bring as much boom or bust risk as flipping.