There are tons of loan products out there but low fees is rare because everything is a lot more expensive nowadaysGap lending is too risky as prices are slowing/falling in many markets.

I have been seeing a lot more extensions from hard money lenders.. 

It can be done right but more often than not, it's done wrong and can cost investors a lot of money.

It does NOT lead to more transparency.

(and we do a soft credit pull, so no more damage to that score :) )  

If you had a bit more capital, say $80,000 - $100,000, you could start doing BRRRR's in markets like Detroit (this is what I do).

Here's more info on both hope this helps.Solo 401kSDIRA

My dad brought my attention to BiggerPockets and I am currently working to learn more about real estate investing.

And third, you could consider investing more passively in a syndication. 

Quite a bit of risk associated with the process and from what I am hearing from those who used to be more active buying tax sale properties in Philadelphia the risks are no longer aligned with pricing concessions.