I've decided since I've recently landed a new job and have some extra disposable income I'd like to invest as a private money lender.

I am using private money to fund the deal and would repay once the refinance portion is in place.2 Bed/1 BathOffered: $21,000 all cash, no inspection contingencyClosing Costs: $1,500Taxes Current Year: $1,800Needed rehabs(Estimated): - Fix grade issue $300- Demo and remove patio $500- Demo and remove moldy drywall in basement $150- Repair basement cracks/seal/paint $500- Dehumidifier $300- Paint interior $300- Paint Exterior $200- Add/repair downspouts $500- Replace boiler $3,000- Replace siding on carport $400- MISC Electrical $350- MISC/Oversights $1,000TOTAL Rehabs: $7,500ALL IN TOTAL: $31,800Comparables in the area are around 45k-48k on average.

Hard money or private investor is an option.2.

Based on your post you aren't going to get a conventional mortgage -credit and short term intent being the biggest two items.Look for hard or private money lenders that might be willing to work with your situation.

My only option to move forward with this property if Fannie Mae doesn't pay the fines current before closing would be private lender or hard money and then do a cash our refinance after all the work is done.

How would you like to set up a consultation and I can add you to our private list once we've gone over everything?"

It's on a river, on a snowmobile trail, close to skiing, and whitewater & flat water kayaking.Also had a chat with an acquaintance/friend that is interested in being a private lender for our long term rentals.   

At some point, becoming a private investor is how you really can make a difference.

I have 3 gap funders but my experience is that you have to earn this by a long and solid track record with private money lenders. 

DerekI would take @Shawn Holsappleout to lunch and pay him for some One on One mentoring coaching re: marketing, negotiation, contracts, real estate attorney, etc.You should be able to buy on lease option, subject to, land contract, and market for private lendersGood luck, it's hard to beat Shawn