If none of these work, then consider finding another buyer or sourcing a hard money lender (there are many on BP) to help the buyer you want.  

Too much cash sitting idle- Townhouse - appreciation has underperformed Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

How does the rent a floor scraper compare with jack hammer?

It's my first time working with a private lender. 

From what I recall it is addressed using a 1 page addendum that says something to the effect of "the borrower is partnering on the purchase of the property with the lender, and is paying a fee equal to XYZ for the sole right to the ownership of the home".

You have to run your own numbers but compared to a 203k loan the NACA lower rate and no closing costs were a slam dunk even including the potential 25k.

How long does it take to generate cash flow, and how would the cash flow compare to  “traditional” real estate investing? 

I invest using BRRRR and what I've seen lately as the biggest obstacle to that strategy, has been the initial hard money lenders, with the recent market changes this past year are doing lower ARV percentages ...example going from 80% ARV down to 65-70% ARV to mediate their risk, requiring more out of pocket initial money's. 

Property taxes in Madison city properties are also now ridiculous compared to 5 years ago, and greatly affecting cash flow potential (or lack there of). 

Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?