You might also explore a Wrap-Up Insurance policy that covers all parties involved in the project.

Or am I barking up the wrong tree?

Transparency is key—being honest will help you avoid unnecessary stress and ensure peace of mind.

For example the HA will inspect the property every year to make sure it is up to standards. 

you would have to give up some equity in the deal but something is always better than nothing.

I have been to RE meetups in the past with like-minded everyday investors pursuing similar goals, sharing stories and learning from each other, running through numbers, sharing network contacts, and even doing deals together.

Quick heads-up: Starting January 4, 2025, Pennsylvanias Act 52 requires anyone involved in wholesaling real estate to be a licensed agent.

There is a safety and follow up piece to have the proper information.

And would they be willing to do financing for you so you don't have to pay cash up front? 

I have heard so many people getting charged the "fees" for signing up for a free CD.