Question: Should I collateralize the loan (if using private or hard money), or rely on roll-over loans (to maximize the lower points and 3-4% rate)?

Hey @Sundone Boutvyseth,Mountain America actually has a private loan program for Utah investment properties that is only 10% down.  

I do a lot of private lending and we do make some passive interest, but the good fixing flippers make the bulk of the money.

There is a lot of information on BP regarding being a private lender and outside groups taht have a lot of support in this space.

Private Money Lenders (PML): More flexible, relationship-based funding with lower fees.

LouisReleasing Federal Land for private sale? 

You could put seller financing on second position and get financing for the first and do a 90% CLTV.I don't think any lender (unless private) will let you put nothing down.

Private (hard) money might help with renovation but will be pricey.

An FHA 203(k) loan is definitely one route, but there are other ways to make it happen that might even work better depending on your situation:1.Private or Hard Money Loans: These could be a good option if you want flexibility.

You won't have to worry about pesky things like private property rights.