Thus, despite two of my properties having over $1m in equity each, I can't seem to refinance to access the money for new investments due to DTI. 

My first investment will be a single family rental (acquiring a home from a family member, so not a large amount of money coming out of my pocket upfront).

Make sure you know you can afford to make the repairs tho because if your buying a fixer and do not have any money left then it will take a longer time to fix it up. 

This particular deal took over three years, but it was never about the money.

Hi all,    I have a friend / private money person who is going to lend me money to buy a property. 

I like Nasty properties, that is where I can make the most money.  

She doesn't need the money, so its more of a matter of recouping what she invested, and making somewhat easier on me to be able to pay her back. 

do some odd jobs--plenty of contractors are looking for help...start a lawn care business (extremely popular right now), work for a company that's involved with real estate such as a property manager, title company or hard money company (F-Street is often hiring) or a real estate investment company? 

I did nothing except supply the lot and money.

@Jason Taken hard money financed