I am most certainly NOT a whale in this business with all the answers but if I can be of assistance please contact me anytime.We are doing lease-financing, subject to's, and fix and flip/hold deals with private lenders in our area so if anyone can use some help or advice please speak up. 

As others mentioned, you might want to talk to a private lender or try to get seller financing.

(If it's Self Storage - PM me or check out some of my other posts on Bigger Pockets for some more insight.)Think of the latter (passive investing) as being a private lender, Equity Investor, accredited investor or something of the sorts that gives you opportunity into a multitude of investment opportunities. 

Do you already have the deal and private raise for the 40% down?

I used Hard Money, and Private Money How did you add value to the deal?

I've always felt that wholesaling and private money are the best ways to get started.

I'm open to using a private money lender, however I also see intrinsic value in establishing a relationship with a local bank.  

Private Money Loan How did you add value to the deal?

100% syndicated funds with our private equity partners in a Reg D 506B offering.

So far I like Festival and Soltara because I can have a small private plunge pool in the lanai plus the resort pools.