We do deal with them when they have the listing but I prioritize private sellers first. 

We are putting the deal together with my Father who is a local contractor and will be organizing the build and private investors for financing the build. 

I also noticed that Zillow has their Zestimate $10,000 less than your asking price.

I have noticed their is a Rec commendation out there to start your first LLC in a state that has one either anonymity or two a charge order or both.

Hi, I did private lending to one of my friend , he mortgaged his investment property as first lien with me.agreement was that he will pay interest monthly, and he was almost regular on that.in July that property got  deadly fire, in August beginning he paid my interest for July and didn't mention anything about fire.today, he called me  and told that he wants of pay off(but he didn't pay last month's interest).I said OK start processing for payoff, but pay me last month's interest asap, then he told me that house went on fire and he is hoping to get insurance money and then he will pay, he has no money to pay interest .Now, my concern is should I wait and watch or I need to take some pre-action to make sure that I get insurance money since I am on first lien.That was my first ever lending :-(. 

Auctions in our area typically state "cash only" but we bid and tell them after the fact that we are using a private money loan, they don't seem to care where the money is coming from as long as they get it.

The private “hard” money loan terms must be understood first.

Agree, I'd look for a HML that can close quickly or a Private Investor that can write a check

I would have to finance the 20% down ideally through a HML or private money.

Some of the houses will be private, market-rate rentals, while others will be Section 8 homes.