If you are worried about being over leveraged first look at your personal debts that are not producing income for you.Remember that when you are increasing equity in a property you are only reducing the risk of the lender.

I personally have invested in a couple syndications in the last 3 years and none have been completed yet.

If it is a good deal then the right person will be willing to look at some private money options or even look to structure a partnership where they bring in the capital and lend-ability and you manage the deal for them.

This is a different person cleaned after cleaning people cleaned for a short-term rental. 

Have you asked the person who trained you for direction? 

Now the debate of where rates "should be" would be based on the quality of product each person/owner offers. 

I've done some with owner financing, I have taken personal loans, and I have paid cash for the property.

There's a couple that I am familiar with:- GetResponse- Sendy- Hubspot- MailchimpIn terms of pricing, I prefer Sendy since it's around $.10 per 1,000 emails.

I have personally seen this come to 30-50% of the value of the home.

FWIW there's locations here in CA where you can (in person) get fake DL, SS card, I9 cert, smog cert etc.