This is the fundamental problem I have with Wall Street who takes too much fees off the hard-working efforts of the middle class. 

I plan to lend her funds through my self directed IRA as hard money.

When pockets of generational poverty exist within certain areas, its really hard to have assurances that there's not lots of risk to equity over time. 

Bought another property for the first time from Sherrifs auction to gets hands dirty and learning hands on regaining the property very hard way and working with individuals not very professional but got through and rented the property after almost 1 1/2 years of rehabing.

Don't do more than 4' in lengths (learned that the hard way, pipe may bend and then it won't work). 

Start by looking for hard money lenders and talk to smaller banks and credit unions.

Are you looking for hard money or private money for flips? 

These are moderately complex - rewire, replumb, water intrusion, rotten kitchen and bath floors, reconfigure for master ensuite, and open kitchen/den.West End is very hard -- 100 year old homes, so lots of complex framing issues, super competitive, and require full gut rehabs or pop the top.  

I can hardly keep up.Would I have more success in the Pro area? 

I’m looking into hard money lending companies, also working on building relationships with possible future investors or lenders.