She currently spends 5-6 hours a month on my stuff.

(saving the money to have your own deal is the worst idea)

I’m a young investor and have no money.

I spend majority of my time in central and North Jersey.  

I've never spent money on inspections/environmental before having the property under contract.

The only thing that bests fear is courage and we only need a mustard seed of that to get things going...People often spend money on college and never go in to the field they spent that money on...the greatest lessons and the ones most remembered are learned 'on the job'.Wishing you more good news in the future and an exceptional 2025. 

“I guess I missed my chance looking for a private money lender because a hard money lender was interested in my deal.”I don’t understand this—what does one have to do with the other?

Does Hard Money typically cost 30-40% of the purchase price?? 

I suggest you enter private money goldmine in search botton at top right of the screen and read the previous posts....here is one that gives good perspective as well as a link to legitimate private lenders.http://www.biggerpockets.com/forums/92/topics/1488...

Also, I’m pretty new to this but I’m assuming you’d have to have an LLC in place to accept hard money or money from private lenders?