The other two don't take into account the time your money is tied up.  15% of ARV is great, if your flips take 3 months. 

Belly to Belly is the best way for private money..

I couldn't save enough money for a down payment on my first real estate investment. 

If you were going to just do a remodel like a flip and not add living space I would say that would not get you more money.

I am seeing a lot of movement on VA assumable loans.

Then use a small chunk as "learning money" so if you don't lose it all, it won't be detrimental.

It also appears Investor's Edge may have rebranded from their old company name "Do Hard Money".Propstream screenshot:"Investor's Edge/Dohardmoney" screenshot: if its a reboot of Do Hard Money one would want to read all the threads on that Utah based company.

If you needed the money ASAP that won't be super beneficial. 

You can be the money partner, and the other partner can manage the operations and then you can both split the profit. 

ONly money spent securing the house against waste.