There is a real estate investor buying rehabs in San Antonio TX with private first mortgages, with no due on sale clausesThen selling the homes without improving them on wrap around mortgagesWrap buyers are owner occupants RMLOs are used to underwrite the wrap buyersIf you sell on wraps with RMLOs it is my understanding of Dodd Frank there is no limit on the number of deals you can do.

Being a private lender I do come across some in the Southern California area from time to time.  

Without the money, you'll need a partner, private money lender or at least a hard money lender so I would start looking for that.

Until you have a track record you probably won't be able to get any private money.

In most places, conservators must obtain court order to sell or encumber real property.Additionally, the equity may be used up by nursing home debts or your state's DHCS claims even though no liens (yet).Your other chooses might be to buy any private debts if you have any experience buying notes and foreclosing. 

If you have any specific questions, you are welcome to send me a private message.  

Hello EveryoneI work for a private lender in Philadelphia, but have never been on the opposite side of the transaction as the investor.

I'll send you a private message.

However, a lot of communities are starting to allow signs on private property (with owner's permission of course) and they're not dictating content.  

Another option would be a private lender.