What you have is money.

Some properties actually lose money each month but gain value through appreciation.

Where do you find "local" hard money lenders?

I am always happy to chat about hard money - and I am biased, but I think I am an excellent communicator!

Use your own money?

Value your money more. 

Alternatively, I could explore hard money lenders.

The only thing we can think of is he deals with a lot of international trade and money and maybe it’s OFAC we just get a scripted message every time we talk to someone so we got lawyers involved. 

You can use seller financing, or you can use hard or private money.

@Geoff Engel If you don't want to be a landlord but still want to be involved with investing you could be a private money lender for flips or in partnerships and bring the money to the deal.