Check out the Marketplace for ads about lender's products and services.  

I have around 60k also, but I have never been late on any of my bills because I respect the value in making my lenders whole.

talk to some folks in your area, share the numbers, get a good lawyer to draw up a partnership agreement...or try to find a private or two lender and propose the deal to them...

Here are a few I have attended, but there are many more:https://www.meetup.com/SAREIA/https://www.meetup.com/Private-Lenders-Network/https://www.meetup.com/SanAntonioRealEstate/https://www.meetup.com/Craft-Brewed-Real-Estate-of...https://www.meetup.com/San-Antonio-Real-Estate-Inv...I prefer the smaller group settings since it is more conducive to making better connections but I plan to attend the larger ones as well.

Account Closed - thanks John,  after doing some research it looks like non-recourse loans are only available from private lenders.  

All of these types of lenders come with headaches.

I recently came across them searching for lenders.

I'm new to real estate investing and would like to know if before going into a contract or start looking for rehab deals do I need to first get prequalified by a hardmoney lender and get that letter to provide to agents or they want a deal under contract first?

That way, your Lender will give you your deposit amount back when you refi.

You need a great lender, insurance company, inspector, contractor, title company and real estate attorney.