Is the conventional rehab, a FNMA/Freddie product? 

The owner is VERY motivated.

@Travis Sperr works at Pine and has a few products that you should look into. 

And after 10 years a HELOC will mature into a different loan product. 

I defiantly have the need and motivation to get into real estate to better the life my daughter and myself.

@Chris Connery not knowing for sure what your situation/goals are I thought I would throw out there what I/we are working on right now - similar but different.I am working on forming a partnership with an individual that will bring the 20% down that I need for my properties that I use a commercial portfolio loans on, but the whole loan (80% of purchase price) will be signed by only me.

Though I have no ties with real estate, I have been curious about real estate at various points in my life and the successful individuals in my life in one way or another seemed to be involved in RE. 

It's a great way to get educated while still being productive.

The three most common products that qualify for 1031 treatment and tax deferral but are absolutely passive in nature are the Tenants In Common (TIC), the NNN lease or ground lease, and the Delaware Statutory Trust. 

Same models apply to individual investors...they usually do one or the other, or some combination of them.Turnkey providers are flippers.