Your returns are much greater when hard money is involved. 

Welcome to BP @Elyse Inukai-KaskaThis is a great community of people involved in all aspects of real estate investing!

I have been involved in single family home rentals since 18 and currently looking to expand with wholeselling and fix & flip. 

A foreclosure involving a primary and heloc with another bank.  

Involving yourself in forums, blogs, podcasts, and webinars will avail you opportunities to meet members while ingesting informative information.At the bottom of this page is a list with help in it.

Call me, and I can give you a better explanation...it is a little more involved than the piecemeal explanation you will get posting on a board like this.  

Welcome to BP @Dylan WrightMake sure you set some alerts for things going on in your area to help you get involved with others you could network with.

Involving yourself in blogs, forums, podcast, and webinars will avail you opportunities to engage with members while ingesting informative information.Consider sending 30 minutes for 30 consecutive days.

Or does one usually get involved with private sellers?

I have been involved in RE for 4 years, have a handful of SFHs that I rent out.