You could also look into hardmoney/private lending as I believe they have different requirements (I'm not too familiar with the process however so do your research!). 

I've already read the book on Raising Private Capital and am currently reading The Book on Rental Property Investing from the BiggerPockets book list.Although I'd be interested in trying to find deals in Charlotte, NC I'm also looking in Bay City/Saginaw/Midland area in Michigan as I still have connections there and the rent/property ratio, in general, is much higher at the moment. 

This is because sponsors aren’t allowed to advertise their deals—which is why the investments are also referred to as “private offerings” or “Real Estate private equity” (google those, too!).  

I've done a fair amount of background reading on the topic, but am looking for a lawyer with experience structuring real estate equity/debt deals to help me draft operating agreements and promissory notes as well as provide some guidance on my Private Capital strategy.Thanks in advance for the recommendations!

Say you had enough for 10% down on a good deal would It be wise to get private money for the rest (projecting a mortgage of 1500 and PML payment of 500 and cash flow 700/mo) Let’s say you have exhausted all friends, family, colleagues for that other 10%, are there private lending companies out there that would negotiate terms?

Or find private money. 

After many conversations I guess Private insurance normal there.

If it's a private individual, small company, etc, you can try to call them to work something out. 

I use a scratch-N-dent place outside of Philadelphia, PA (private owner, small company) and after my last appliance purchase back in April 2018, he said the same thing.. all appliances went up about $25-100 depending on size (so a standard 30" frigidaire SS went from $1500 up to $1600 now), etc. 

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