This would include doing mainly flips so i can get a solid return from that money or possibly even doing private money lending. 

This is one way to manage costs risk.The ways to own the property besides FHA & conventional loans is with private loans, investor DSCR loans (non owner occupied); seller financing, lease options, partnering with others to take the property down..... 

Hawaiian real estate law differs from other western states significantly, mostly due to its monarchal heritage and the Bishop Trust influence.The basics are the same as would be in California; determine the condition of title ownership (individual(s), estate (including conservatorship, if appropriate) OR fiduciary acting for trust.Use a qualified private money equity lender to make a loan sufficient to buy out the cash-only beneficiaryThe legal community in HI and Big Island in particular is small.

Feel free to send me a private message if you need assistance finishing a project or want to start a new project in Cape Coral or Lehigh Acres

Private mortgage insurance i believe is not charged on va loans.  

My Question is if i have a private investor loan me $70K for 5-7 years (his terms) at 12-15% (not compounded).

A BP fan favorite and a great way to snowball overtime. 4️⃣ Invest in Syndications or Private Lending:If you’re not ready to own property yourself, you can passively invest in syndications or become a private lender on fix-and-flip projects.

@Samuel Kim - please contact @Chris K. privately and allow him to show you how you can benefit from this wonderful strategy that he implemented for his many health professional clients.

That being said, while the intent is that most investors in a 506(b) offering are accredited, the sponsor can accept up to 35 "sophisticated" investors into the offering and still be within the rules.All told, private offerings are 100% a buyer beware investment.  

I've been investing in real estate but am new to private lending.