or is it better to use a private money lender as well?

As you gain volume in sending them clients (inevitable as you grow) you will be able to negotiate a better price, or at least avoid increases.

But I have always felt better with my relationship directly to a lender.

What can it do for me that I can't do better myself?

As you gain volume in sending them clients (inevitable as you grow) you will be able to negotiate a better price, or at least avoid increases.

Better to make connections on here or a local real estate group. 

the other option i have is build a 3 car garage and out a one bedroom apartment on top that ill rent for about $1500 a month.The garage price would be about 100k to fo but could make 18k a year.The land is $130kWhat do you all think is the better strategy?

I would instead focus on the scope of the project (e.g. some handymen are better at painting, some are better at flooring).

Is there a chance that rates and prices decrease in the next 1-4 years as our cash reserves increase, thus creating a better scenario for us first time investors?

Is there a better way to structure this?