Any suggestions on a good mortgage or private money to refinance?

Larger private investment firms are doing the same thing. 

I don't have the capital to lend him, and I know most private money and hard money lenders are in it for the higher margins on short term loans. 

Throw in syndications and private money and you can see the similarities.The reason I bring this up is because it seems like there is a very thin line between legal and illegal practices sometimes especially when it comes to borrowing money or raising money to invest.

BP community, I have found a person who is willing to do private lending for my first fix and flip.

Or private lender?

Send me a private message and we can connect about Montgomery market.

Welcome aboard @William PorterI sent you a private message if you have additional interest in conversing about anything and everything real estate related.Kindly, Ryan

I think if you have time, self-managing a vacation rental is probably your best bet, as far as getting both appreciation and cashflow. 

The hard money/private lender will want to see that your buying the property at a discount to ensure safety on his end and the less the discount the more money he will want you to put down.