I know private investors and hard money are options but I was wondering how others got started if those are in fact the rules?

If I chose to fix and flip it I would need a hard money lender.

I have a $288k heloc on my house that I am using.Currently I am using it for my first flip that I am in escrow on. using it for the down and rehab $...I just couldnt justify hard $ at 10% and 2 points when I can get 5% $ on my house and accidentally deduct the interest.

I'll be using hard money and private loans from my parents to build a portfolio of rentals in the area.

I lean on our fellow colleagues hard and they seem to never let me down.  

Given that we are carrying ALL of the financial risk, I am having a hard time seeing why this would be reasonable or fair.

At best  you are going to get rewarded any hard costs you incurred.... inspections etc etc..... otherwise, you can't force her to sign the final papers.

I'm considering getting my real estate license to initially work for a broker but I know it's hard starting out as a new agent.

I am just having a really hard time finding information on how to buy or even sell land without a real estate agent.

May be hard or impossible to find but have you heard of small local banks doing this?