I get them from my commercial bank at 1 point and 6.. but I had a bigger deal were I needed 7 mil and went shopping private and 2 and 12 to 4 and 14 is what I found for a dirt horizontal loan... but my bank came around and is going to do It for me.. 

I don’t have a good enough credit score to get a traditional mortgage (my credit history is not very old) so I’m pretty certain my best bet at getting started will be by working with a private/hard money lender.

As far as financing is a bank loan my best bet,, do private lenders or hard money ever fund high LTV for a buy and hold?

Find yourself a hard money lender, portfolio lender or private investor.

Except the borrower would need to put down approximately $500,000 minimum, and he doesn't have that.He does have a few other SFR properties, but can't sell them in time to make the deal work.I told him he needs a private investor, but it doesn't seem he's going to find this. 

I don't see why he wouldn't try to raise that remaining $120k privately, or go back to the bank. 

First you'll need 20% of the ARV to put down and then you'll need to reach out to private money lenders for the rest.

what is lot rent, what is the utilities....private or city water/sewer. 

How does someone in my position with the experience of finding the best deals, knowing multiple contractors for repairs, and the capacity to put it all together, find private lenders to fund deals?

Working with a private bank to see about 10% down with interest only until the property is built.