I'm liking the sound of private/hard money as this would allow me much more flexibility.

I set up a check book account and use it for private lending.

Can you buy for $450K cash, and find a private lender or partner?

I view hard money lenders not as private investors but banks without the same restrictions, you say it is about the deal but only as long as the deal is not to good.

Water is via community well and sewage is private septic field.

I am looking for a basic private lender agreement. 

look in some of the hard money postings on BP's or find your own private money and become a flipper.  

All this is why I moved to private lending in 2010.

Hey fellow BP'ers,My business partner and I are looking to become a private lender to flippers and investors in Los Angeles and Orange County.    

Since you are a contractor I assume you can build a home - ever thought of building spec on privately owned vacant lots using the lot as collateral and including the owner in the upside of the property sale?