Start networking and making relationships, my last 6 deals have all been “off market”.I would suggest pulling out a heloc, that way you only pay for what you use.

When the PM engages the contractor, the pricing is based on the PM's relationship with the contractor (wholesale pricing); that pricing is then adjusted for the PM's engagement and oversight of the work (what you pay).I don't utilize or offer PM services. 

Looking to build a long term relationship.

Once you've established that relationship with them I'D EXPECT them to give you some off-market opportunities after a while.

Hey BP,I am struggling to figure out how to develop the best strategy to find and build relationships with true private money lenders.

Yes, end this relationship and move on to new tenants.

Plus with a solid relationship at a credit union you can use that for years and years.

Looking forward to connecting with both experienced and new investor professionals in the area and building long term relationships.  

If you have had a good working relationship with them, then I would let them know the form is coming to them in the mail so they aren't surprised by it. 

If you have an existing relationship, just explore what a good investment would like to them.