While running my numbers on the property, I think it works best to include $25K private money (at 10%) from my stepfather to pay for the renovations using his SDIRA. 

I sent you a private message with my contact info. 

If you don't want to work with a private lender, you could do what is called "rental arbitrage", where you rent out an apartment or house, and offer it to be used as a short-term rental.

Conversely, when we borrow from new private lender, we do offer them a list of references.

hi girlie... im in the Atlanta area and I'm familiar with that side of town private message me with your number or I'll give you my number it's a lot of things you need to look at and it's kind of too long to type hair basically in a lot of cases for buy-and-hold the amount that you should be getting for the rent should be equal or greater to 1% of your all-in price that includes purchase and repairs if you want me to elaborate I'll be happy to help

Equity partner, private lender, loan shark, credit card,seller financing, using more than one of these in conjunction, bridge loans, and many many others. 

Residential loans generally offer more favorable terms than commercial, that's why don't usually hear about commercial loans on 1-4 units outside of special circumstances.Consider looking into FHA 203k loans, or obtaining hard/private money for the construction then refinancing back into a traditional 30 year resi loan after stabilization.

Credit Union or private loan. 

Because of the significant time that has elapsed and for personal reasons, our current private lender needs to pull out of the deal.  

That is not on the web site but it you private message me I can share it with you.