How would you structure a deal so that the private money could cover the down payment and fund the rehab in order to minimize money out of your pocket and being able to pay the private lender off when you refinance? 

By harder, I mean finding deals that actually pencil to even modest positive cash flow returns.  

We are looking to do a private money lending deal with a company out of Chicago on a SFH. 

Need to verify with your lender on each deal how to go about it exactly 

There are many online marketplaces, including BP, where you can post your properties.Aside from selling by owner off the MLS, which offers the greatest flexibility to make a "deal" with an investor, generally it might be best to work with a seasoned investor friendly seller's agent that can guide you through the process and potentially find an investor.

While you’re at it don't forget to set up keyword alerts for topics that interest you: http://www.biggerpockets.com/alerts If you haven't already, also check out The Beginner's Guide (http://www.biggerpockets.com/real-estate-investing), it is packed full of great info. 

DealCheckDealCheck offers a free version that simplifies deal analysis, helping you evaluate potential investments quickly.

My focus is going to be on multifamily so if you, have information you wanna share or want to be a mentor or possibly even a sponsor I would love to partner on some deals.

lately, I’ve been thinking about many different strategies regarding real estate.I originally did wholesaling for a few months but ended up stopping bc it just took up too much of my time especially with my full time job.second, I thought of having rentals but I was hesitant bc I live in NJ & the rental laws here aren’t the greatest and it’s hardly any deals that can justify for the rent to cover the mortage in this expensive market.Right now ive been thinking about possibly flipping properties in my own back yard NJ or possibly out of state where home prices are much lower in certain markets.Anyone have advice if I should possibly flip properties where I live in NJ (blue state) or possibly go into another market and flip virtually..?

But I get so few Vrbo bookings now, it's not a big deal for me to note on the calendar when a 2nd payment is due, and check to see it's been made.