I'm having a very hard time with them and on the verge of losing my earnest money on a house purchased to flip.

It's a super affordable real estate market where you can still find deals that hit the 1% rule anywhere from $120-180k for a single family (or $200-250k for a multifamily) purchase price.

Private Money Lenders are going to be hard for a primary residence as it is an investment and typically they want to see a return prior to two years - also, the house would need to be purchased at a discount which would limit your options on a primary residence - now if you are looking for something that needs some work that you are planning on fixing up, it would be a little more feasible.

I purchased my first property in April of 2024.

Quote from @Paul Whitehurst: Many will tell you to borrow money from Property A to purchase Property B, but that's known as over-leveraging and not recommended for a newer investor.

Step 1: Ensure you can get financing (is it a cash purchase or will you need a loan). 

So pretty good equity position within a year plus cash flowing well based on a $325k purchase price.

Purchase price: $90,000 Cash invested: $60,000 Buy and hold that I still have to this date.

If purchasing new real estate as part of your reinvestment, a cost segregation study can maximize depreciation deductions, offsetting future taxable income.For effective planning, assess how the sale price is allocated between real estate, tangible assets, and goodwill, as this determines the tax treatment.

. $220,000 is definitely a lower purchase price amount and really limits you on what you can buy.