I view it as using other people's money, no different than a private lender.

Cause as I see it -in sub2 you don't have to put money in the deal + the rate for the mortgage is lower most of the time, but the work for find the deal and get the deal done is hard.with brrrr it's easier to find the deals, I mean you can also find it on MLS but you have to put money of front and get it back when you refi...so I'm little bit confusedthanks

Hi bought ten lots of land in Sebring Florida its R# zoned paying for upfront construction cost need help with getting a mortgage once its built so I can continual to build on  the rest of the lots going to be about 18 homes made of containers I have 3 other investors working with me.

Approach local lenders for a what exactly? 

Your mortgage is $3250 and it could rent for $3600.

My company is always willing to partner with local wholesalers, investors, real estate agents/brokers, private money lenders, etc..        

You can potentially look for "hard money" lenders which will typically have looser barriers but the rate and fees are going to be much higher than conventional. 

Ask the lender to send you some example contractor quotations for past loans

Can you recommend experienced lenders and real estate agents for multi-family properties in Jersey City?

The first lender that I went to for a loan just told me that they can not provide me with a mortgage because my income "on paper" was too low.