All I can think of are private lenders or Hard money lenders.

I didn't join the military largely because I wanted to be able to carve my own path and also be paid a competitive salary as military doctors are capped at a little over $100,000 a year(whereas in the private sector as a psychiatrist I can make 200k-400k if I really hustle and don't mind moving to find a high paying job), but not having any debt is huge.

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So read books on the topic, go to networking events where you can meet HML's and private lenders, reach out to friends and family, get a HELOC on your primary if you have one, get a loan from either your 401k (if you work) or from your life insurance (if you have one.)

Generally private money. 

Or is this more accurate: (or do I soul have this wrong)He used 52000 from a private loan, but paid 2K in closing then refinanced to get rid of that private loan and is now on a conventional loan.Why did we assume 5.5 percent?

If they say yes you can withhold from deposit, get the persons name and write down date and time of conversation.

If you're willing to share here, or privately more of your approach, I would really like to learn more as you seem to have a wonderful approach.

We have conversations with them to assess how much effort they've put into getting their comps and rehab numbers as tight as possible.

You don't need to be connected to borrow private money, you just need to know where to look.