I can probably help you I have done a lot of private deals and I don't pay taxes. 

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.

Try looking for lower priced mobile homes on private property that need to be moved. 

I have been in many properties where private pay people rented and trashed the place. 

having been around this bizz for decades now on the private lending side I will tell you many to most private lenders started in the mom and pop rental bizz tire of it and switch to be the bank.. and right now wih rates up there return would be quite handsome .. but you do need to use caution..

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. 

you refused to answer her and sent me a private message where you asked me to take down her posts. 

From what I’ve heard, private lenders or small groups often jump at projects like this when presented with clear ROI.

Taxes are private, 1099 are private.  

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