I am also considering trying to find s partner or private lender.

I think house hacking first is your best bet.

But with this kind of negative cash flow, you are betting that appreciation is growing more rapidly than the interest you're paying--just to beat putting $900/mo in a savings account.On top of that, you're still in the window where you call sell this tax free using the primary residence exemption.Using the $80K on a $350-400K multi or two $200K homes on a 30 year fixed will provide the same appreciation while having someone but you pay off the mortgage.

Your best bet might be calling around to some local banks (portfolio lenders have flexible underwriting) and seeing what they will require to get a commercial loan on multi family properties. 

There's a lot of discussion around partnerships, private lending, and hard money, but I don't see much discussion on the actual mechanics - what these arrangements look like in practice.My hope is this post can serve as a reference for those starting out, so we may get a better understanding of how these strategies are actually implemented as well as an ability to more accurately predict the profits and returns you and your lenders and partners can expect.If those with more experience would like to revise these numbers and statements, it would be most appreciated.These scenarios assume you, the flipper, are bringing none of your own capital to the deal.Typically, this would mean 1 of 2 scenarios...Private Lending - Someone you know brings 100% of project costs (purchase, rehab, acquisition costs, holding costs) to complete the deal and in return, they get a certain percentage return which comes out of your profit.Hard Money + Partnership - You get a hard money lender to cover 80-90% of purchase+rehab and a partner to cover the remaining 10-20% as well as acquisition costs (including hard money origination and points) and holding costs (including hard money interest payments).An aside about the structuring...Private Lending - A promissory note is created, and your private lender lends to you or your business. 

The last I checked (several years ago), only 5% of all retirement accounts are self directed but in the Information Age, more and more are becoming aware.On the other side, I have been a borrower of private Investor funds with many using self directed accounts and I can assure you that some of the advice above recommending the timing of your custodian is crucial is absolutely correct.

They are very unlikely to call the servicing department and say anything (It could get them in trouble for divulging your private information.)

The interest rate is what I was given by a private money lender.

.;)Boy I bet you feel really stupid now huh..And it is not about how many visitors you get pumpkin.

But a good bit of that leverage are private loans from me or my business partner.