I would consider an individual lending you money out of a Self-Directed IRA or their bank account private; whereas hard money lenders typically are beholden to Wall-Street partners or fund investors and have underwriting guidelines they stick too. 

I like to speak to new investors and co-host an online group for women for the local chapter of Real Estate Investors Association.

Now 10 year treasuries are paying closer to 4% and FDIC insured money market accounts are paying 5%.

Accounting for the utilities, taxes, closing costs, etc...

Network with investors in your area and create an accountability group that will help you stay on track with your goals. 

I also get their social media handles and take a quick look at their posts there - it's amazing to see some of the idiocy they'll post online!

You could find online forms and set up single property or asset living trusts for free.

So I will agree with Account Closed and say "It depends"

Account Closed I will surely be getting in touch.

Pick better neighborhoods, consider a small negative cash flow a forced savings account or just leverage less so you are break even or positive - long term you'll be way better off finacially.