Unfortunately, hard money lenders are not able to lend on personal residences due to "consumer protection" legislation enacted in the last 4 years.  

They also have an international relocation services arm that works with many of the corporate relocation companies.  

It can be found at https://dl.dropboxusercontent.com/u/105466347/713bonniebrae.pdfPLUMBING: Replace PVC piping connections to water heater with copper (37), repair or replace damaged ice maker (45); replace damaged dishwasher hose (48), replace leaking pipes under sink (49); replace sub floor under tub and toilet with accompanying tiling to area floor and address relevant leak(54); replace flexible drainline(64); Install missing bathtub drain stopper (62); add backflow prevention to outside spigot (91)STRUCTURE: Replace hurricane straps with approved nails (71); reclean ductwork (74); extend gas fired flue (86); Remove standing water; dig vent wells and/or repair basement walling etc to stop water entering crawl space (87); insulate water pipes in crawl space (92)ROOF & GUTTERS: Replace damaged duct end-cap and cover (10); Add downspout extensions to divert rainwater away from house: Add matching gutter extensions to extend from roof into gutters; Clear moss from roof (20); Add splash blocks and diverter pipes away from structure (14); Replace rain boots and do remedial roof work(13/15); align gutters properly and renail to fascia for correct flow(16); extend downspouts into gutters (18), clean out downspouts and gutters (19); repair leak point (70)ELEC & HVAC: Install 1 carbon-monoxide detector in hallway near base of stairs (27); Install balance of internal coverplates as well as exterior outlet cover (28,29); Make good loose light fixtures (30) and attach faulty dishwasher bracket (46), replace HVAC filter (77)INTERIOR: Remove old or molded caulk and silicone to tile in bathrooms (58,59,61,63)and and kitchen back-splash (50).

We only purchase properties needing work...usually substantial work which we do internally.  

For example, I know an investor who has a townhouse in walking distance to a hospital and the word got around to the interns about this townhouse.  

I've been an international teacher for the past 6 years, so I've lived in several different countries, but not in the US.

I already work in internal medicine and plan to do real estate on the side (selling minimally) to family and friends for flipping purposes.

There are others that contain hard money loans along with other types of investments.To answer your specific questions:IRR is your internal rate of return, which is a cash for calculation that lets you compare different investments to each other to determine which returns more. https://en.wikipedia.org/wiki/Internal_rate_of_ret...A targeted IRR means that the IRR the investment wants to achieve.

My long term goal is to build a diverse portfolio of domestic and international properties consisting of apartments, condominiums and various commercial properties.

Unless someone is looking to hire or take on interns or offer mentoring, you have slim pickins.