More importantly, the finances are very hard to make work.

I am having a hard time finding any quality individuals.

I have partners doing new development, spoke with some of the large developers in town (including modular builds) and the 2-4 unit angle was a hard pass. 

(I went through the instructions but found them hard to follow)2.

Getting the down payment is the hard part.

(I went through the instructions but found them hard to follow)2.

I know they sound hard-hearted, but I can understand someone who's 21 or 22 and just starting out getting one of your places; I can't fathom someone who's 60 and married all their life getting one. 

The fact you are posting on here tells me they are unwilling to help you make the hard decisions or even offer you guidance.

Loaning to a hard money lender is surely one of those options.

.($40 + $20k = $60k) / $100k ARV = an acquisition at 60% of ARV)Recently, a beginner investor posted a need for 100% financing on a "75% ARV" investment opportunity, usually a viable candidate for private or hard money lending, with anything below 70% being better.