If you’re asking for a private lender to invest their own money, however, I recommend a position of humility with a detailed plan, rather than an offer of “easy money.” 

The area has a lot of old houses and we just love our new one, less problems than an old one and we know we'll take care of it the right way.Please help!

That sounds exhausting.

You can get into a house at a lower down payment amount and with a lower interest rate than an investment loan.I would then look to invest in markets that provide both cash flow and appreciation.

I've downsized to 19 doors and been doing everything my self for 20 years I'm exhausted and highly disorganized. 

Umbrellas open another can of worms since they rely on the underlying policies to be exhausted before they kick in.

This is no different than an unexpected roof expense where the HOA doesn't have reserves.

In that vein, my general preference is to keep these as hands off as possible - whenever possible be or find a lender rather than an equity partner to avoid the deadlocks, disputes, and danger that comes with equity splits.  

3) PMC's have more business knowledge than an owner, so they are statistically better at avoiding lawsuits. - Every lawsuit our PMC has had was due to an owner not allowing us to properly maintain their property.4) Owner can invest more time into their property(s) because they do NOT track their time vs profits. 5) Owners often know their property's history better than a PMC:( This is especially true for maintenance & repairs.

If you truly plan to scale and have exhausted loan products then maybe hard money (they'll take more risk but it'll cost you more) for example.