In my opinion  the agressive apartment building will eventually catch up to the demand and single family homes would be the safer bet. 

If you want to reach out here with more information or contact me privately I will be happy to help

If you're looking for something that won't qual conventional such as a property that is a total rehab then hard money would be your best bet, then you can refi out of it once the rehab is complete.

It's a gap in the market, and I'll bet you'd offer a tonne of value!

Is there an oversupply or just that the supply is there to meet the growing demand. 2) Between the two school district which is a better bet - Frenship or Cooper?

I am trying to find a private money lender for the 25k. 

The same goes with private mortgage lenders. 

If I give a free month as incentive I am guaranteed the lose of $3500, if I take the gamble and not collect the deposit, I’m hedging my bet that the tenant wont trash the place, and therefore less likely to lose $3500 bucks. 

Suggest you focus on very private person or restricted HOA(gated). 

More over, a good syndication will provide each and every private investor, key-principle and co-sponsors all the necessary information on all vital team members who are part of making the deal work.