I am not looking for a unicorn but rather a reliable, trustworthy turnkey company that can deliver a product in a professional manner. 

I also try to "break" the product before it ships.I work closely with the developers to make sure the code they write does not negatively affect our product in anyway. 

There is a significant amount of diversity in lenders appetites (and products) for multifamily, especially if your loan is less than $1MM.  

In order for any business to survive and thrive, they must provide a superior product in their Marketplace.TK is not for everyone, but it does make sense for a certain type of investor.

There's a lot more I'd love to say about all this so I'll leave it for questions/topics, whether it be the mortgage product (30 year fixed), ownership type (individual), analysis process, decision making, "why this and not that", I'd love to discuss it all.

Another great product to look at besides the 203K loan would be the FannieMae HomeStyle Renovation program.

I too am a CA product, but out of town investor.

There are a couple others building some quality condo products as well, but these three have the longest history in the area.

Is there such a product available from any buy and hold private money lenders?

Here in NJ they are either competitive or just about equal on most products that I've investigated, so I would just prefer to bundle everything with them.