There are different types of investment properties, such as multi-family properties, single-family homes, and beach houses/student housing near universities, which offer income diversification, house hacking potential, and scalability.

I then thought of the idea to offer they a fixed rate if they private lended me cash on a short term (5-10 year) period.

Actually, looked at a $2.5mm offering and they only had $800 of property taxes. 

I remember the early 2000's and there are a lot of 'pre construction' projects that never came to fruition..not suggesting not to invest there just dive deeper into fundamentals.

For conventional financing, condos need to be 'warrantable' if the condo or HOA doesn't meet those guidelines it is 'non-warrantable' and there are alternative or Non-QM (non conventional) lenders that offer financing.

Any suggestions?

What terms are they offering?

Whether you're an experienced lender or someone with valuable insights to offer, your contribution would be immensely valuable to me and others who may be considering a similar path.Thank you in advance for your time and assistance.

I found a property, contacted an  agent, made an offer.

@Jeremy Staggers I will suggest you also contact TransAct Title - West Loop Location.