If there are lending institutions that will do that could you message me their information as I would love to reach out.Thanks,John

I feel that structure will not be returning anytime soon and we are going to start seeing structures revert back to before Institutional Money flooded the Hard Money space. 

@Wouter Erwee This is my gripe with using the term "Private lender" for people or institutions that are professional lenders.

Institutional buyers have driven up wholesale prices in rental markets to a point that doesn’t make sense to me.

@Ron Rohrssen I am not opposed to the traditional route but apart from US bank, i have not come across any other banking institution who would lend on low priced properties.

Germain Institution Depositor Act of 1982" and learn about Land Trusts.

A quick look at the recent listings shows many going pending within days and sellers even instituting deadlines for offers on highly desirable properties.

Alternatively if it is not for any lending institution or regulatory body, a BPO (broker price opinion) may be adequate and significantly cheaper (last large land appraisal I ordered was $20k+ with a 90+ day turnaround time due to a lack of appraisers with availability to appraise large tracts.For surveyors, there are some phenomenal choices in the Lubbock area.

@Pedro Bartolomei private money is exactly that -- private funds. all up for negotiation with the individual offering you the funds. there is a middle bucket, somewhere between hard money and conventional financing -- institutional investors who deal strictly in the investor-space. 

There are a few big national banks that haven't yet adopted that policy yet, and will happily bank with you no matter your mailing address.