Most likely you'll be best served to find someone, possibly a parent, that could cosign for you if you are looking at more traditional loans.    

In the deal we are investing in, the difference to most other deals is the ability to benefit from the difference in the building costs and the actual value at the point of completion.If you think of the traditional turnkey model, you will see that the TK provider will find the "ugly duckling in a nice B class neighborhood", let's say for $40K, put $60K into it to renovate it to a really nice standard and then sell it to you and me for $135K.

CA is traditionally soft Oct-March anyway and the midterm election uncertainty just ads to that softness.

Your credit score is high enough for any traditional mtg.

Sugar used a HELOC + traditional financing to cover 100% of the purchase price and the property still cash flowed then the HELOC would be "free money". 

I am looking to find properties in the area that I could BRRRR (private money for the cash offer then refinance into a traditional mortgage.)

The most common product is called "Fixall" - it traditionally comes as a powder that you mix with water and apply with a trowel.

They are plenty liquid enough to where they could buy this particular property out right, but they do not have the time to go through the hassle of the traditional lending process...

I have a 3 bedroom property that I think would be great to rent by the room- however up until now, I've pretty much gone the traditional routes of renting.

You're running a business - not a lottery.