What is the range of fees typically paid to a hard money vs a private lenderThank you,Matt

If you understand an asset class such as real estate (or private lending, or venture capital ...) and can get better results for your IRA by investing in what you know, then a self-directed IRA makes sense.

You might be a condo expert in Spokane, but if someone wants Farm and Ranch property you could refer that out.....if you have a customer who wants to buy in Tokyo....refer that out to a local Japanese agent.....have a customer who wants to buy a vineyard in Argentina....refer that out to a local vineyard specialist.....

I personally would rather try to use OPM and put my own money to the best possible use such as doing private lending, investing in syndication or note fund, or even index mutual fund... all of those would yield me over 10% return.

Your concern with any lender should be their process/customer service, ability to lend, if there's a holdback for rehab, the draw process.

Would a hard money lender or Private Lender be a good source of funding?

At $1.2MM, there better not be much public improvement, utility, or private facilities required.- For something small like this, you're gonna need someone local who's more of a boutique developer. 

You can talk to a private investor, but not sure I see a big enough profit in your deal to take it on.Start living like no one else does, get a second job or a better job, so you can save $20-30K and you can make this happen.I've had to pass on two deals 'cause I didn't have the cash to put 'my skin in the game' (just put $70k into buying a primary residence).

I'm and agent in NYC.There's a huge difference between being the listing agent who is a dual agent (represents both the seller and buyer), and being the listing agent who has the seller as a client and the buyer as the customer.

If this is a Private Lender Loan then you usually only make interest only payments.