If you have the refi in the bag  then even using CC would work.. but make sure the refi is 100% you dont want to get stuck with worse rates than a HML would charge you.and yes 50k loans are very tough.. 

If, on the other hand, dealing with conflict is not your cup of tea, then a different revenue-generation strategy may be in order.  

You need to decide if there's still more to be made or if you're about to be the guy holding the bag when the music ends.How do you plan to do sweat equity from several states away?

You might be able to just buy it (if there's some equity), do a short sale (if not), or maybe catch up the loan and do a subject to under the right circumstances (not my cup of tea, but some folks do this.)If you want to buy at auction, Denver county has sales every Thursday at 10:00 AM.  

So a bag full of REI tricks is the way to survive long term.  

He's great at dad-joke competitions, ping pong, and bean bags (or corn hole as some may call it).

If we can't get the property for 6 months, we just want to bag the whole thing.The concern about the property is that half of the aluminum siding has been stripped.

Not really my cup of tea, but I see a lot of them out there, and claiming big numbers.

Homemade candy, banana bread, and pumpkin bread go to the following:Tenants, Realtor, local bank where all the tellers and most of the office staff knows me, post office, mail men, UPS and FedEx drivers, cleaning lady and her son that do make readies, I will probably take some smaller candy bags to key people a Lowes that I deal with a lot. 

Private  lenders, are non-professional lenders ( your uncle, colleague, uncle money bags down the street)   They're just ordinary  people who want in on the real estate action but don't have the time to find and manage deals.