to be an actual fix and flip investor / business  its quite capital intensive.. and just a down payment is just a drop in the bucket of the capital required.your best bet is to put a little private network together if you really want to do this.or get your license and specialize in finding these types of properties for fix and flippers.. make a commish selling it for them.. and then the list back.. that's what agents in our market here do and they will knock down 250 to 500k a year no sweat in commish with no risks of borrowing money or a flip that did not work.

I don't have all the cash they want, so are my only options a private lender? 

Your situation depends on your involvement, your entity selection, and lots of other factors that preclude an informed opinion.3) You didn't ask, but I offer that you should not take or act on any legal, regulatory, or financial advice on a free forum and always seek a professional opinion or two.  

(my finance IQ is subpar at best) My parents are private lenders, and have offered funds to us at 6%.  

I have also been reading up on private money and not ready for hard money just yet.

Three months ago I quit my job and started a private practice (mental health).

(I might be willing to take a private loan or even a partner on this deal so I don’t have to pony up 100% of the cash right now.)

utf8=%E2%9C%9...Start digging through these results and reach out to local investors, some will even recommend professionals on the forums like attorneys, GCs, realtors, etc. 

Other times, we offer second position loans on some of our properties that perform at 10% to 12% for private money lenders who just want passive income.

But it's a not replaceable area and city with so much high income professionals live there.