Which options do you guys think are best when you have no money to put down on a house for flipping?

I started off with 3 houses on a lot and another house two lots down.

And on the houses I build I pay the lumber direclty myself I pay the roofer..

Taxes are reasonable (in most areas), and there is a significant lack of quality affordable housing.  

-save $1k+ in taxes and fees yearly-can use the savings to get more insurance and a higher liability than the value of house. for flipping houses in California does anyone just put into sole proprietor own name and just use the $1k+ in savings for LLC costs into Insurance or use for savingor am I just being too risky. 

I’ve bought 18 houses since I retired in 2016 and still haven’t bought one from a wholesaler.  

The house has appraised for $335k, my hard money note is for $242k, and I'm looking at only about $15k out once closing costs, taxes, and insurance are accounted for.

My focus is on affordable housing, especially mixed-use projects that serve both residential and community needs.

Opera has, or use to have a house around here.

Purchase price: $250,000 Cash invested: $50,000 Primary house hack.