I don't look at my private house as an investment, I love where and I live and I would never leave.If this was a buy and hold rental I would sell that thing in a second. 

Find a small private bank or credit union, it all works on relationships once you are starting to scale in my opinion, but it’s all going to come down to the type of asset it is!

But the beneficiary will only be listed in your private land trust document.

Haven't investigated it myself yet.

c)  helping someone bid on a manufactured home at private auction, then loaning them money from a self directed IRA for purchase + rehab costs. 

Regarding hard money, private lenders will all generally need at least 20% down.

Then borrow from private lender to close the 20%.

We do, however, have some unknowns that we want to investigate before closIng, and have an inspectIon period once the contract is sIgned.While thIs has been developing, we’ve been driving for dollars and mailing to property owners.

@Matt Honeyford I will go a few ways with this but not sure it’ll answer your questions. 1) ALWAYS ensure you have more than one exit strategy for your properties. 2) Consider wholesaling if there’s not a larger spread on your flips (that reiterates my first point). 3) Consider working in other, less competitive markets. 4) If you have great rates and terms on that money you were able to obtain, make private money loans to other investors at higher rates.

I genuinely feel like I could be using private money to increase my marketing, but is tough to find a private money lender who will structure a long 8-12 month marketing finance deal to increase reserves.