The larger properties in the 100s of unit range tend to be owned by larger companies who have developed systems to maximize returns over the long run. 

Or are you looking to maximize return and willing to invest in C/D areas with high crime rates?

I did just encounter something along these lines with a cash out refi and the numbers made sense to maximize the financing.

The only problem is, in both Provo and Orem, there is a law that says only 3 people or 1 family can live in a single family home and I was hoping to move in 4-6 people into a SFH after rehabbing and refinancing (BRRRR method) to be able to maximize how much money I could bring in while keeping costs competitive.

I'm trying to find better ways to source deals so that I can maximize gains with off market properities going forward.

If you are managing one to two properties to maximize income I understand doing direct bookings.

Im still working through my method of finding leads in a way that maximizes my effort.

Ignore the marketing BS where they pretend to be "private money," that's the same as the guy at the car dealership pretending to be your friend.TLDR: A private lender is someone you already know and will generally beat a HML, who in turn is someone you don't know that is out to maximize profit and minimize risk.

You may be able to use hard money or private money and just a little of the 100k to maximize return as well.

That way the local partner can manage the property and therefore minimize expenses/maximize profits with the hands-on attention real estate rentals require.