I think a private loan through a credit union may work.  

Lots of investors still lurking including the private equity guys that are buying with cash.

Me,I would charge 7% on a no money down loan because you need to make a decent profit and make the note tasty to other note buying cash investors if you wanna sell it before they can refinance and pay you off in 2 years or more.The escrow company will show you how to fill out the paperwork on a private note loan.

TIAI'm holding a private mortgage on a house in Birmingham that I sold on owner financing, and the mortgagee is not paying, so I'm looking to go forward and foreclose so I can get the house back and probably sell it at that point.

There is a real estate investor buying rehabs in San Antonio TX with private first mortgages, with no due on sale clausesThen selling the homes without improving them on wrap around mortgagesWrap buyers are owner occupants RMLOs are used to underwrite the wrap buyersIf you sell on wraps with RMLOs it is my understanding of Dodd Frank there is no limit on the number of deals you can do.

Being a private lender I do come across some in the Southern California area from time to time.  

Without the money, you'll need a partner, private money lender or at least a hard money lender so I would start looking for that.

Until you have a track record you probably won't be able to get any private money.

In most places, conservators must obtain court order to sell or encumber real property.Additionally, the equity may be used up by nursing home debts or your state's DHCS claims even though no liens (yet).Your other chooses might be to buy any private debts if you have any experience buying notes and foreclosing. 

If you have any specific questions, you are welcome to send me a private message.