Call a bunch of lenders and speak with them about what you are looking for.

I would learn everything you can about the investor and if possible speak with them. 

I am speaking with lenders on getting loans for my next big push this upcoming year and I can't seem to find anyone who just does the purchase price and let me complete the rehab with my own dollars.

If you just hire the cheapest or first PMC you speak with and it turns into a bad experience, please don’t assume ALL PMC’s are bad and start trashing PMC’s in general.

If you just hire the cheapest or first PMC you speak with and it turns into a bad experience, please don’t assume ALL PMC’s are bad and start trashing PMC’s in general.

But, that is not always the right answer and you should speak with someone familiar with your personal situation to get advice specific to you.Let me know if you need referrals for attorneys or accountants in Southern California.

5k is pretty standard in south florida from what I have worked with. 10k is a little bit high but that speaks to the current market, not so far out of the norm IMO, they are basically saying they want somebody serious

Like Taylor said, if you're speaking with particular syndicators and considering investing, just ask about minimums, it's a common question.

Good PM companies will be able to speak in detail about their processes. 

You will want to be sure to speak with your licensed tax advisor (which your IRA custodian is not) and educate yourself on the concept before you move forward.