Investment Info:

Single-family residence fix & flip investment.

Purchase price: $169,000

Cash invested: $40,000

Sale price: $309,000

This home needed a quick cosmetic update inside a bit outs...

My private money lender covered 100% of both the purchase and rehab costs—and even paid me $5K for my time.

We have shifted from flip to hold due to the market interest rates which tend to result in longer holding times and carrying costs. 

It's a very murky water between Private Money and Hard Money. 

If I understand you correctly, this is a simple seller-carry situation.

True private money loan for 72k and I financed the other 20k for rehab personally.

Don't they carry their own insurance?

But any depreciation amount beyond that can be carried over to future years. 

GSEs, once established, operate as private corporations, with shareholders, and are sometimes even listed on stock exchanges.

If any lenders offer lower amounts, they likely still have a minimum origination fee or higher interest rate and are usually individual private lenders rather than institutional private money sources.