I recently attended a webinar, Master your Rentals: Save Money and Time with effective Self-management.  

Its much harder to turn a property around in 6 months expecting to have 100% of your money returned back to you - but if you focus on the right property focusing on highest and best use with an ADU add (like mentioned), in-fill/lot split, or other rehabs - then hopefully a semi-decent property like that will perform like a champ in a few years. 

Always hard money lenders at the meetups and normally some wholesalers as well.Just remember your best deals are probably not from wholesalers, but the deals you generate yourself. 

Private Money How did you add value to the deal?

My initial plan had been to do something like Rent-to-Retirement or REI Nation- assuming that I'd be leaving money on the table to pay for their expertise, but hoping that I would learn through the process and develop the confidence to strike out on my own later. 

I just lost $10,000 in earnest money, will be sued for the sellers agent's commission, and my agent doesn't get a dime.

If you feel bad and want to save people money, start with a free pre-screening.

It would need to say that if it foreclose then There would be no money coming to the tenant.It sounds like you would like to give the tenant more than money, but we both know that would make things worse. 

If the cash-out refinance option isn’t providing enough liquidity, you could also consider a hard money loan, though these tend to come with higher interest rates and shorter terms.

They are running a personal brand, and I would rather donate my money to a good cause than their next mountain home.