Is there a good source to find them without the mls?

You might want to take a look at this link.http://www.biggerpockets.com/renewsblog/2012/08/22...The author is Atlanta based, so you might reach out to him.Another source might be John Federo (BP contributor).

In the event I am unable to get another US bank to provide financing, I may be able to source private lenders from overseas.

Your former profession should be the source of all the private money you will need.

We have some capital between us but would be looking to source funds from a single investor in order to get enough capital buy rent rehab rent & refinance a multi family home. 

You can use the HELOC and many other sources before having to go the reno loan option.   

So I would be helping him through the process as a first-time investor and it is likely that I will be sourcing the deals as well.

You probably have to generate your own distressed lead sources to get better deals...or invest in the future....in my experience rents in DFW have come up...so maybe your first year is a bit negative, year 2 you get another $50/rent....and as long as you keep up the property and do upgrades on vacancies, and don't just never put money in it and drive it into the ground, value should go up. 

and then you pay attention by listening attentively to every single thing the person says to you because in the details is where the answer lies and where you can source red flags if any. 

@Michael RamosI keep seeing this pop up in my news feed from various sources.