There are lenders around the country offering those products.

For anything less than that with a traditional bank or credit union, you'd likely be looking at a portfolio product (the bank/CU will hold your loan and not sell it on the secondary market). 

Scott's book on estimating rehab costs, it's a must read in this area: https://store.biggerpockets.com/products/the-book-on-estimat...In addition to that, I would check out my article on due diligence.

I would find all of the places in my area that posted apartment listings and literally put my listing there and pay for any advertising product that was available to push my listing to the front. 

https://store.biggerpockets.com/products/start-with-strategy?

And they are actually slowing losing market share, at least in my market.People always try to offer a product and service for less, you are not the first one with this idea.

I won’t be giving my money to a guru that needs to sell a 40k product rather than working his own investments.

The E-Myth by Michael Gerber- Start and operate your business with the consumer in mind... not you... not your product or service.

The finished product and getting the rewards from the fruit of the labor is way down the line.

Better to put in something more productive like a Solo 401(k) or SEP.