I started using my own and close family members money. 

In the end part of the hostile dispute to get money from me she claimed I should not have chanrged since hers is a service animal.

I also have a 401k that my 9-5 does a 5% match on so I do 5% just to get that basically free money as well.

We want to use as much of the banks money as possible. 

You would borrow money to borrow money, which puts you in an over-leveraged position, just like a hard money loan or credit cards.Increase earnings, reduce expenses, increase savings, invest from a position of strength.

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). 

I am a Private Investor or Hard Money Lender.