The key is by leveraging OPM (Other People’s Money).Do you have private money lenders in your circle who might fund the deal in exchange for equity or some interest?

These people have been labeled as "motivated sellers."

@Wade Wisner -  Most of the notes that we purchase we keep in our portfolio and borrow against them with private capital.

I spent my first 6 years in the financial planning industry working for a firm that had previously sold a lot of privately held REITS that went south.

Alternatively, a private or hard money loan could provide faster funding if traditional lending timelines don’t work, with the option to refinance once the build is complete.

I would say maybe Class C if I could label it such. 

I am starting to realize there has been a significant amount of consolidation in the space by private equity and other institutional investors. 3) From research it also seems like getting financing can be difficult without prior experience in the space.

I know they used to sell a lot of their loans on Peer st.. now that Peer st is BK I suspect they are having to go pretty aggressively for private investors to back fill their orginations. 

I have met some private investors that are interested in helping me with the funding of my flip, but I haven't found any properties yet.

What would be my best approach, I assume find a private lender and work out some deal with them.