And if you want to keep things as they are or place your own tenants, make sure your offer includes the requirement that the seller not extend, renew, or replace any leases!

The people who are already working in that specific market will be the ones who will be able to give the best direct advice.

Kentucky is a great state for real estate investment, offering solid cash flow potential and a vibrant rental market. 

I'm familiar with zillow and rentometer but I'm sure pricing is very specific to that one house.

Specifically, I’m wondering what others’ experiences have been working with private lenders, and how to find one?

There are specific math formulas to know here.  

$300K should allow you to buy a duplex/2-unit and both doors should be offering a profit even at 15% down.If you are in a situation where you are getting hit with high taxes, high rate, low rents it might be a "Walk away deal".I have to have conversations daily talking people out of buying a particular home because its a bad deal.

Also any advice on specific location to look for and to avoid?

I can't seem to find the specific answer in the landlord information packet.

That's why it's not selling.In most markets, your Maximum Allowable Offer (MAO) to a seller should be no more than:        MAO = (70% * ARV) - Repairs - Wholesale_Fee        MAO = (0.7 * 290K) - 40K - Wholesale_Fee        MAO = 203K - 40K - Wholesale_Fee        MAO = 163K - Wholesale_Fee               - OR -        MAO + Wholesale_Fee = 163KSo, you'd need to get this under contract with the seller at under $163K to make any money at all as a wholesaler.At $200K you're NEVER going to get any interest from experienced rehabbers.This is also why you probably got no resistance or pushback from the seller.