I don't have all the cash they want, so are my only options a private lender? 

(my finance IQ is subpar at best) My parents are private lenders, and have offered funds to us at 6%.  

I am following this conversation closely because this is, in my opinion, the biggest obstacle to portfolio growth through the BRRR method.

There's been a ton of conversation about this topic on BP so just do a quick search and you'll learn more than you probably want to.

I have also been reading up on private money and not ready for hard money just yet.

Three months ago I quit my job and started a private practice (mental health).

(I might be willing to take a private loan or even a partner on this deal so I don’t have to pony up 100% of the cash right now.)

Other times, we offer second position loans on some of our properties that perform at 10% to 12% for private money lenders who just want passive income.

They basically use private money to buy and finance the building, then work to find a renter and sell the turn-key to an investor who uses their 401k or retirement savings to buy the house.

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