I’m looking for private money lenders, willing to work with newbies.

Until then, plan to spend a lot of time at the property.

Market to private home sellers. 

Above all, I referred  my private lender on this project for her to get a good deal on the lending as well.

because you may spend a bunch of money on a rehab that's not functionally useful to potential tenants if their business requires certain buildout/finishes.

They'll start to point things out you may have missed.After doing this a few times you can get comfortable that your numbers are about 80% correct and you can just build in a 20-25% contingency for the stuff you missed Now you're ready to start pulling the triggerOf course you can ignore all of the hard work up front and just dive in...but then you also need to be prepared to lose $20k...if you don't have $20k to lose...spend the time to do your homework and practice first.

The credit belongs to the man who is actually in the arena, whose face is marred by dust and sweat and blood; who strives valiantly; who errs, who comes short again and again, because there is no effort without error and shortcoming; but who does actually strive to do the deeds; who knows great enthusiasms, the great devotions; who spends himself in a worthy cause; who at the best knows in the end the triumph of high achievement, and who at the worst, if he fails, at least fails while daring greatly, so that his place shall never be with those cold and timid souls who neither know victory nor defeat."

Becuase there is a cost for even using your own money or private money, you can actually offer the seller more if its cheaper to do subject to, and give that extra to the seller.

It took an additional 4 months to close and the seller ended up spending $25,000 in legal fees to clear the title.I'd get the advice of a real estate attorney. 

In 2016 we used an accountant to do our taxes and ended up spending 10% of our income from the property.