I've also found an investor who would be willing to lend me 45k for 4.5-5% with 4-5 year terms.

closing cost are paid out of escrow at the time of closing not in advance other than maybe an appraisl paid to 3p and a small app fee like 50 to 200 bucks  like Lending home.. which is real.

I think its because there are a lot of people pushing seller financing right now and private lending because most cannot make the numbers work on a property - so the gurus need something to be able to sell so its this is the flavor of the month. 

Outside of raising money from others or seller financing, I am looking to see if there are private or other lending options that could cover 10-20% of a downpayment on these loans with a shorter loan term of say 5 years.

This has definitely paid dividends for us when it comes to mortgage rates and lending options. 

I am 20 years old and for the last 5 months I have been learning hard money lending and I am diving into the real estate community to meet new people and learn.

It’s like you and I leveraging our success in notes/lending to raise $100 million to invest in art.  

Yes seems to cover all transactions . just like lending money here there is no carve out for investors loans on  1 to 4..

More like  2X to 5X the cash out.. these are done with builder developers on their deals So put out 300k get 300k back in profit plus the interest rate. most small builders/ developers need to have a equity partner so you just do both you lend the money and are the equity partner.. pretty clean..

I'm having a hard finding lending due to most construction lenders requiring at least three new builds under your belt.