Bob knows that if Mary transferred her IRA to Equity Trust Company, the funds would be available for him to borrow in his private bank.

Hugh networking events with free food, drinks and great atmosphere for deal making, private money contact ect.

And secondly is to avoid using a HML, I am now trying to seek some funding partners (family and/or friends) or private money which should be much cheaper and less of a hassle to deal with. 

I’m specifically interested in private lending and performing notes in general, and have been surprised by the willingness and patience of others to help us newbies, even with the most basic questions.

You can also do private lending to flippers or hard money brokers to get the same returns (and more).

Just write it up with repairs needed, market value plus holding costs etc. and ARV, then you have something to present to a private money partner or hard money lender.

If you do buy from wholesalers or private parties, access to cash for a quick close will be intrumental. 

Maybe even borrow private money to help fund the down payment.

But many lenders want to see the property and the ARV before its even considered such as Hard Money Lenders and private lenders.

I just skimmed your post, but it seems like you're asking for options to get started now, while bank/regular lenders want to wait until you have 24 months on the job (which is common by the way).Since you're so close, at 18 months, I'd say you should line up private/hard money just in case you come across any great deals, then when you qualify for bank financing you can refinance out the private/hard money loan with conventional financing.I frequently do this with properties, using private $ to buy a good deal quickly, then 6-12 months down the road (after I stabilize the property and give a good return to my lenders) I'll refinance with a regular bank loan.