I lend him the cash from my IRA.

Of course I will have a business agreement in place stating this.I want to lend the 10k on terms and would like to receive monthly payments until the complex is performing at a certain standard. 

I was wondering if I can get hard money lending even though I don't have any money available in my bank statement.

I've reached out to someone at B2R to see if they will lend in the area.  

Feel free to reach out I would love to help in anyway possible on getting your business started, lending ect.

Ann Belamy's  BP 09  Hard Money Lending was a terrific introduction.  

They have a minimum of $500k loan amount and each property must have a minimum value of $50k, lend up to 70% or so LTV, 5- 10 year term.

IF it is an FHA you won't be able to do the repairs yourself, but if the bank you are using is lending for their own portfolio then they MIGHT allow it but that is something you will have to work out with them.If you want a list of FHA inspection standards you can just google it and several sources will come up on the first page. 

The hope is that we can keep repeating that until we either can't stand it anymore or the bank won't lend us any more money.

I am assuming there may be studies/research on the actual impact of such things by institutional money managers.