. * Buy a VALUE-ADD multifamily asset (40 units +), using cash (private capital) or control the site using short term land contract.

You need conventional financing or soft private money or the interest will kill you.

I found saying that "I'm a private investor who buys in the local area... if you don't want to work with a realtor and pay commission but would rather work directly with a cash buyer like myself..." works well for me.

Is the only way around this to go all-cash or higher rate private money?

Send me a private message or email and lets make this happen.

I believe they hire from independent private agency.

If you have any more specific questions about direct mail, shoot me a private message. 

My question is how do you use the money you borrow from a private lender.

Lately, however,  I've come across quite a few pieces of property that don't have legal egress and are completely bordered by parcels owned by other private owners. 

As a Real Estate Investor, your job is to make an appointment, and go through all of the sellers' choices after you walk through the house.If there is little equity/pretty house, you can rent it out, sell on sub2, wrap, lease option, etc.If there is mid equity/pretty house, you can list it, sub2 and a note, lease purchase, wrap, lease option assignment, sandwich lease, master lease, etc.If it is free and clear/pretty house, installment sale, list it, lease purchase, wrap, lease option assignment, sandwich lease, master lease, etc.If it is a "mild rehab", see about a JV with the seller, give the seller a note for equity no payments for 4 months, use private money for rehab, get on title with a sub2 or wrap, then sell it and pay off the seller and the private lender, earn 10% for a JV fee.See https://vimeo.com/131984718