Best bet: connect with local investors/lenders/brokers to narrow your focus (what type of asset, what sub-market of the metroplex).

I'm currently paying my private investors 6-8%. 

If so you might want to look into private flood insurance it would cut you premium down 50-75%.

The area is growing and I anticipate rents going up as well as house prices, i don't want to bet on this but it does give me some comfort that equity will increase over the next few years.  

All you got to do is ask.If you want to do it in private, look at the persons profile.

At least with private lender funds a person has more exit strategies besides only using the transactional funding for strictly wholesaling for one day.

Are you looking to syndicate tax credits or would it be all private investment?

@Nimster Win Would urge you to never disclose your private details on the Internet.The restaurant/cafe industry has one of the highest failure rates of any industry.

I also have a private lender set up who is willing to help fund an investment property upwards to the limits of $50,000 on top of my $20,000 I have currently saved.

Are there banks out there that will loan less than $50K or would this be a situation where I would have to seek out private money?