Hello BP,I have been a very active private money lender since 2014. 

Being a first time home buyer as well as having the home be owner occupant I was able to only put 5% down through money I had saved throughout high school. 

Close with hard money.  

From what we have been able to discover is that they have taken the money from the renters and have not paid cleaners.  

In all honestly in your situation, I wouldn't put any money into real estate until securing stable employment.

For newer investors, they seem to be very high income earners (tech workers, physicians) or have lots of capital but it's tougher to buy here without a lot of money. 

We’re interested in cash flow and recycling our money.

You can finance with either conventional or hard money.

From what I have seen most lenders for private money or hard money what loans for 100k or more, or else the ones that do smaller amounts just don’t advertise.

@Michael Plaks yes, it was July end and not June (thanks for correcting that) but I guess you are in high demand to stop accepting by June anyways.I did pay a bigger amount when I extended the filing date, so I don’t think I owe money to the IRS.