Would I have to go the private lender or hard money route to get started?

I am looking to buy "dirt" to spec build custom homes, wholesale property and rehab properties if the opportunity becomes available.

PM me and I'll be happy to refer to you my candidates once I have them selected based on experience, volume, and customer service.

These types of Realtors look through the MLS themselves, and E-blast potential deals to their investor customers, and if someone is interested they will use the agent as the buyers agent.

I'd advertise it now anyway, obviously emphasizing the ability for "custom" choices by he buyer, and just proceed with all the basics anyway, and see if a buyer steps up.

This sends them a private message.

He modifies boilerplate note documents to make them specific to private money investors and sets up pretty much anything we need.I keep him on retainer for $500 per month, and all of my closings have no costs on his side.

What if he wants to send his kids to a private school & needs $15k to do so?

If you don't have the cash, you need a private lender or a hard money lender in your team.

The loan-mod reporting on credit is the only cloud.Are there any options aside from private money to obtain this kind of financing?