If you are ready to jump and can only afford a C/D area, then your best bet is to find a solid property manager that works the neighborhood and can take the burden off you.

@Michael Coiffman  Personally if you think your credit will be in the mid 600's in only 6 months I would wait on buying and see if you have more financing options.If you're looking to buy right now then an owner finance deal would probably be your best bet. 

I'm hoping that some of you can point me in the right direction or offer up some advice on private money lending forms. 

Best bet: Avoid this situation completely.

I bet replace it. 

I need to start attending REI club meetings, otherwise I won't make contacts for any sort of partnering.The LOC or HML look like my best bet, thanks for pointing out the LOC.

I have met a few other investors in my area who have expressed interest in private funding, so they could be an option BUT I'm VERY new to this. 

Shoot me a private message if you need any help.

This is why folks go with private lenders or hard money lenders.

In private equity real estate, the fact that we buy physical assets gives many investors a level of comfort.