How would you structure a deal so that the private money could cover the down payment and fund the rehab in order to minimize money out of your pocket and being able to pay the private lender off when you refinance? 

I have been doing all my investing in the Cleveland markets for many years, 100s and 100s and 100s of deals.

We are looking to do a private money lending deal with a company out of Chicago on a SFH. 

By harder, I mean finding deals that actually pencil to even modest positive cash flow returns.  

It seems prices are relatively high in the area and that leads me to wonder if I should keep looking for a good deal locally or if it would be a better idea to invest out of state.

I just finished a deal with another investor who purchased a LTR in Wesley Chapel, and am working with another who is looking at the south end of the county in Parrish. 

Need to verify with your lender on each deal how to go about it exactly 

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My focus is going to be on multifamily so if you, have information you wanna share or want to be a mentor or possibly even a sponsor I would love to partner on some deals.

We plan on house hacking it so it will set up the next deal and so on.