We include lawn care in all of our rentals through a contract with a private company and just build the cost into the rent because tenants suck at taking care of lawns.

I have plenty of clients who 'make' enough and would have no trouble qualifying, but there is a benefit to keeping liability off of yourself and funneling your debt, et al. through the asset itself.Plus, if you keep it at 1-4 units, most DSCR lenders would still qualify that as "single-family" so you would still be eligible for 80% leverage on purchases and 75% (or sometimes 80%) on refinances. 

or is it better to use a private money lender as well?

Hello Jennifer,I assume this was a private showing and not an Open House.

DM me and I will send you contacts for; attorneys, lenders, and accountants they have previously used.

Talk with a local portfolio lender who knows your market.

I have been under contract on a duplex ready to close, but the second investor has ghosted me and the lender.

If a buyer is offered a 2-1 buydown (starting at 5.25%, increasing to 6.25% and then to 7.25%) with all closing costs covered except for $3,000 (to be paid by the buyer) on new construction through the seller's preferred lender, and signs the purchase contract in April 2024, the house will be completed by the end of September 2024.

Properties have to be purchased in cash the day of auction, so besides raising private money from friends and family, are there any private money lenders that will lend to me using this strategy?

I will be contacting you in private for some suggestions.