Offer cash for keys to person but money is only after they leave and property is left in broom swept condition3.

It would be great for me to choose one, understand it fully, then be able to pitch it to them to potentially fund my deals.

The idea is to discourage the small-landlord's practice of nonrenewing leases due to personality conflicts, whether you find the tenant likeable enough, etc.

Anyway, shadow that person as much and as often as you can so that you can learn the ins-and-outs on how to be successful.

Otherwise, you could potentially do a Debt-Service Coverage Ratio purchase or refinance to get the necessary funds which would be a cashflow based lending option for investments. 

I will then go immediately into renovations, for which I have proof of funds. 

It's tough for me to answer on a learning curve question I went to high school for architecture and college for construction management and I've never personally flipped a house, although I know how to budget and schedule it.

David, regardless of your source of funds, you will never be seen as a "private lender" you're a broker and always will be, your source of funds is not a matter to classify a loan.

I do have some personal debt that I'm working to get rid of.

Only the person running the club chooses potential investments.