I have a private lender that finances mine from a self-directed IRA but have had no luck with traditional banks.

Where as if you hop from one lender to the other yes they may offer 12% compared to 13% but is that 1% really going to benefit you more than building loyalty and trust with a company/lender that will save you 10% interest down the road?

You should still have plenty of value to add, make a little money and get your feet wet.Or.. go more of a traditional route and just buy a fix and flip with private money.

I would like to use this as a down payment on a flip, but not sure of the best combinations of financing to do the deal.I looked and I could go with just a traditional crowd funding loan from Prosper or Lending Club and pull out about 60K in cash, but the problem with that is I have to make payments. 

I'm also curious as to what the cost difference between doing just the upper floor compared to both the upper and main floor.

Commercial property loans are notoriously more difficult to see through compare to the residential loan.

Unfortunately, it's hard to compare returns with other     investors because everyone uses slightly different numbers in their analyses.  

I've been doing traditional buy/hold traditional investor for several years and I have little desire to continue finding  another12 month or "long term tenants".Observation #1:  Niche marketing.I've been want to to market to a specific clientele or target tenant (without violating discrimination laws).   

You might want to compare this to leaving the money in the bank, or a CD, where he will be less than 1% interest.

Do your offers go up compared against the 70% rule?