Facebook is the last place you want to find private money. whats unfortunate is real estate professionals are still advertising to us newbies Facebook is the place to find the lender.Who said that?

This being said, I don't believe we'll be able to meet the income requirements to qualify for a conventional.This leads me to believe hard money or private lender is more the only option to get my foot in the door, use my business to make repairs at very good rates, build some equity then refi once the balloon is due. 

I am attaching the contract with highlighted section about this.   

My mark up is always lower than the direct lender because I don't spend money advertising during the Super Bowl or buying a private jet for my CEO, and we don't have layers of management we need to pay.

I would talk to a number of residential, private, and commercial lenders.

with private and HML  the deal is done all at once.. 

Depending on your income needs, pulling equity out and lending privately combined with a fulltime or part time job may be another option that doesnt bring as much boom or bust risk as flipping. 

However, if you've picked up on signs of potentially problematic behavior during your interactions, you might be able to highlight them by adding “good tenant conduct” to your list of standards. 

The english version: https://www.imovirtual.com/en/# .You have private and agent postings.Regards, Rui

Most out of state investors are better off just acting as private lenders, buying low cost index funds or keeping their money in HYSAs.