Hard money and private investing are both ways to finance flips, but they work a little differently.Hard money loans are typically from companies or private lenders that specialize in short-term, high-interest loans.

At my brokerage they specialize in STR management.

Bigger Pockets is a great place to find a tax accountant specializing in real estate taxation.

I just been nervous to do them.If you’re getting 10% down on lease option, all I can say is you have a special ability to get good down payment payments.

A colleague of mine specializes in brokering Fannie/freddie commercial mortgages.

So keep that in mind when using a special lock system. 

Look for local PMLs who specialize in rural areas or residential properties.Credit Unions:Some credit unions offer flexible terms on small loans, especially if you have a solid relationship with them.

Funding for mobile homes and abandoned parks can be tricky, but there are definitely lenders out there who specialize in these types of properties.

Pre-foreclosure - homeowners are desperate to avoid foreclosure and they quitclaim deed the title to some XYZ organization , person, or to a lawyer that specializes in foreclosure defense.

The solution could be a creative financing solution such as a total or partial private note, an assumption of the note or LLC, a speciality or local lender, or any combination thereof.