If not eligible to set up a Solo 401k and you have funds retirement funds which are eligible to rollover (e.g. funds not in a current employer plan), you can rollover retirement funds to an IRA at an IRA provider which allows for alternative investments. 

I tried looking into alternatives like self-directed IRA's to avoid the penalty & taxes but it's extremely restricted, and it seems that the only purpose is to make money for the IRA.

The other alternative would be an over-funded permanent life insurance policy.

It’s an alternative to a loan.

Alternatively, you could buy cash and then get a private lender to loan you money in exchange for a 1st lien position (ie be the bank).

Everything from wholesaling techniques, marketing, making business plans and starting up a business and how to get the funding for my deals.

Can’t say I’m surprised, but what are their alternatives?

However, alternating back and forth between the two solvent carriers is your issue. 

Alternatively, If your numbers are accurate, there is definitely enough spread to work with a HML if you are employed, have decent credit and can put some skin in the game (ie 10% of the purchase or so).

If you need alternatives then try posting in the New Jersey forum.