You could also bring in a partner or look at hard money lending on flips. 

Just one more question - Let's say I went after a 2-4 unit property(one that a hard money lender would lend on without having to show much financial solvency since with commercial loans a hard money lender requires a guarantor too) and I raised let's say 25-30% of the capital in private money and borrowed the other 70-75% from the HML, rehabbed and increased value, then financed out to a conventional bank at 80% LTV to pay back HML.

Although many lenders will lend "asset based", having a great credit score & DTI will certainly help strengthen your position.Thank you for starting this discussion!

The following are a few that comes to mind:(1) Holding cost/s to fix these properties far outweigh the profit the company was going to make after rehab.(2) The turnaround time to fix these properties is untenable due to the shortage of labor costs.(3) The inflated acquisition price, coupled with an extensive long lead time of raw material have exasperated the new supply of new housing inventory.(4) Institutional investors are selling/bailing because of the sentiment of https://tinyurl.com/Shoeshineboyindicator.(5) And last but not least, the AI algorithm has taken into account the above parameters and predicted a bearish outlook for the subject housing market segment.With all of the above in play, what?

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I am seeing a trend when I analyze properties; because LLCs fall under commercial lending, the rates and terms take a good deal and ruin it. 

We have a friend that wants to lend us the money to help us buy a fixer upper that we want to live in for 2 years and then sell. 

In my limited experience I would say that if you go virtual in a different market (say a smaller city with lower priced homes) you'll generate more leads, but you may struggle with disposition as there is less Investor activity from your potential end buyers (Small,Med, and Large Flippers, Institutional/Hedge Fund Buyers, Turnkey Operators..etc) On the flip side if you stay in the more competitive market it will be a grind to get those first few leads and to secure a contract but your odds of not being able to dispo it should drastically decrease (Assuming you have a discounted deal in the right area) and that check should be NICE. 

Private mortgage lending companies don't look at either.

Assume that the lender will lend on 75% of the ARV ($120k).