In that case, they can find an investing partner who is willing to provide the funds required to qualify for a loan, such as a traditional bank loan.

My family was poor with poor spending habits with the traditional consumer mindset.

I am targetting SFH from 100-150k, with traditional financing, looking for long term cashflow.The goal is to build a portfolio of 3-5 properties in the next 2-3 years.I am looking for a local agent, property manager, and financing.

Maybe a few wholesalers that will carry short term, but almost none of the traditional actual owner carry houses.

The HML's i've contacted need more than I have to put down on the purchase and 20K is not enough to pull off all of these with traditional lending.

Refinancing seem to be the way to go.My question is: Is hard money or private lenders the only way to purchase properties in need of some rehab or are there any institutions that will lend to ARV with traditional rates?

Unfortunately they're geared more towards traditional agent services. 

You're confusing Traditional IRA deductibility limits with Roth IRA income limits.

My market is fairly small and I’m not a tire kicker he knows I buy and sell with him traditionally so while my commissions might not be the biggest they are steady.

It will be hard enough getting a traditional loan at your age.