‘5907 Allison Rd’ unit is one of the small patch of 6 or so the same type of duplexes in that area and it’s right in front of a private horse ranch.

The catch is that you have to occupy, so that limits the way you can invest.If you find a FSBO, they can do whatever you decide to agree on.If you find a long-term private lender, you can do whatever you agree on.If you do flip style, you can buy with hard money for a % of ARV, which may cover up to 100% of the purchase and remodel.

For flippers, work on building up contacts with contractors and look into connections with banks/hard/private money lenders, escrow agents, etc.Finally, make sure you connect with @Tiffany Plovie, @Kevin Carbon, and @Troy Fisher for invitations to the local informal BP Meet-ups.

I'm liking the sound of private/hard money as this would allow me much more flexibility.

I set up a check book account and use it for private lending.

Can you buy for $450K cash, and find a private lender or partner?

I view hard money lenders not as private investors but banks without the same restrictions, you say it is about the deal but only as long as the deal is not to good.

Water is via community well and sewage is private septic field.

I am looking for a basic private lender agreement. 

look in some of the hard money postings on BP's or find your own private money and become a flipper.