Could split up the larger and smaller stuff but the larger properties still seem beneath Fannie Mae level individually.

These days, I am not aware of any bank that will sell individual properties outside of the REO/MLS process.

Private lenders usually refers to private individuals who have money to lend.

Would they need to report the entity's income in their individual Schedule C or form 1065 (partnership return)?

Trusts pay income tax just like individuals if that's what you were wondering.

Realize that one or all of you as individuals may need to qualify for the loan.  

On other discussions, I'm glad to see people making individual residential investments in the Napier neighborhood as it is certainly affordable.

I'm doing a scouting trip the weekend of 4/21 and if anyone knows of any properties available or folks that might have some that could help me learn about the individual market it would be much appreciated.

i believe that you will end up losing roughly 7%  to sc in taxes if you are an individual.  

Personally, I am always concerned with being too concentrated in a individual city or market.