There are a few options(1)You can get connected with the larger wholesaler firms in the area (2) go through PCPAO site and skiptrace the buyers of similar properties as yours, (3) hunt down the agents involved in the sale of properties similar to yours or go to local REI meetings and pitch it to the investors there. 

Risk adjust to 12%.2.  

My philosophy is to take the minimum risk needed to achieve my lifestyle goals.

I KNOW I am not up to Accredited.It seems to me to be "backwards" thinking that there is LESS risk to a 'novice' in a FUND since the risk is spread out over many Notes and professionally managed, whereas an Individual Note seems like it would carry WAY more risk, especially picking the 'right one' for your investing goals, budget, etc...? 

There is so many ways it can go wrong and being a greater negative for parties involved. 

Not worth the hassle/risk to claim.

A risk with lowballing is another investor comes in with a reasonable offer around the same time and Seller doesn't even want to ask you for another offer.

One option I have is to demo and rebuild the house using insurance money but it will take about a year and lot of involvement.

That may or may not involve a trust. 

Find an older one who'd rather sit back and get the interest than the higher return higher involvement of another flip.