I do have a private loan that’s now about 65% of what we paid.Thanks for any and all experience and knowlege!

I get them from my commercial bank at 1 point and 6.. but I had a bigger deal were I needed 7 mil and went shopping private and 2 and 12 to 4 and 14 is what I found for a dirt horizontal loan... but my bank came around and is going to do It for me.. 

I don’t have a good enough credit score to get a traditional mortgage (my credit history is not very old) so I’m pretty certain my best bet at getting started will be by working with a private/hard money lender.

As far as financing is a bank loan my best bet,, do private lenders or hard money ever fund high LTV for a buy and hold?

Find yourself a hard money lender, portfolio lender or private investor.

Except the borrower would need to put down approximately $500,000 minimum, and he doesn't have that.He does have a few other SFR properties, but can't sell them in time to make the deal work.I told him he needs a private investor, but it doesn't seem he's going to find this. 

I don't see why he wouldn't try to raise that remaining $120k privately, or go back to the bank. 

First you'll need 20% of the ARV to put down and then you'll need to reach out to private money lenders for the rest.

what is lot rent, what is the utilities....private or city water/sewer. 

The paint in other rooms is not great, mostly out of style and lots of different colors.