Private money lending for: purchase, rehab, closing, my own fee?

[Sam Tright]

Scenario 1) Buy a 65k house with 10k down, 7k to HML fees and closing costs. All in cost 75k. Resell for 100k on owner finance terms. PML refinances me out for 75k.

Scenario 2) Buy the same house with private money from the start. The loan is for 75k. I make 5k extra due to saving on HML costs.

Scenario 2 is more desirable, but the loan is over the purchase price, and covers closing costs and a light (5k) rehab. In your experience are PMLs willing to do this? Do they insist on seeing a strong track record? My track record is 1 house from scenario 1, plus about 50 "wrap deals" with various kinds of entries (mostly creative finance entries) that a partner has done.