I recorded a virtual tour on my cell phone because I was getting tour requests I couldn't fulfill, but no one has asked to see the property since I made the recording.

On a boots-on tour, I'd NEVER say "no, stay away, just send me your $ and hope it comes out well" that's shady. 

The question I'm up against is what private money is going for these days for a build with this much room for upside.

Do some smaller dollar private lendingA property is too capital intensive and $20k will not get you very far.You also did not describe what level of risk you want to take, so that is something also to take into consideration when evaluating where to invest.

I've toured the home and it is impeccable!

I am familiar with being licensed thru nmls but never heard of any other type of certification  means nothing.. its just a private company non accredited.. 

thanks for your time and help rent to retirement works directly with build to rent developers like us around the country once they are framed up. you are buying properties pretty much at market value but with a hand holding. you can work directly with a builder or directly with them. they are just an intermediary. they take 5% on what we make as a builder but have a large list of investors and a systemized approach to selling new builds. if you want to get a better deal I'd recommend directly contacting builders and building it yourself. fly to the market. spend 2 days, tour new builds, get a feeling for how it's going. if your builder isn't building multiple at a time then I wouldn't recommend working with them. rent to retirement is a well oiled and well run machine. they've had their ups and downs with dozens of transactions in florida but modified their process. they are well known and established and transparent. if you have a more specific market and feel confident in your ability to vet deals try it out. happy to talk more my info is in my signature. we work directly with them to sell new builds and no organization is perfect but I have good things to say about them as a builder and potential build to rent developer that sells build to rent triplexes and single family homes through them to end buyers in California like the Bay Area, Los Angeles, and San Diego 

I have met some private investors that are interested in helping me with the funding of my flip, but I haven't found any properties yet.

However, there is no way to do so without risk.The Internal Revenue Services issues three (3) Private Letter Rulings (PLRs) that allowed the taxpayers to do just this.

Without taking a proper tour of the cabin and only driving by and seeing pictures of the inside.