I.E. private money, seller financing etc.?

I started off in 2009 spending 3K on 5 liens and I got burned on two of them and lost most of my money.

Hands down the best there is for hard money!

I'd also talk to the current owner, so if they want, they can let the tenants in that unit know.Hopefully you are getting their deposits transferred to you (it is the tenants' money and you will have to pay it back in full when they go because you don't know the condition of the unit when they moved in). 

They need to sign something acknowledging that they are giving up their rights to inhabit the house in exchange for money.

I am a Private Investor or Hard Money Lender.

Did you get all your money back by doing that?

(I heard that 1% - 2% of the purchase price is ideal).Where does the earnest money go, when all is said and done?

I make good money, and recently left the military. 

@Ethan GidcumbLenders will not and here is whyTake a $200k property needing $150k renovation and arc is $400kLet’s say lender will lend $325k - they are not giving it at closing - there will be construction draws as I have seen borrowers take money to use on other projects and then lender is stuck holding the bag until he sues on the guaranty and goes after the borrower