When I had my traditional HML company and 100% of our funds were investors

Rent by room / house hacking / co-living should deliver significantly higher cash flow than a traditional rental. 

Seller Financing or Creative Structures – If the seller is open to financing, you may be able to negotiate terms that reduce the need for a traditional down payment.

.• Creative Financing: Keep an open mind to creative financing strategies; sometimes thinking outside the traditional box can reveal opportunities others might overlook.On a related note, I help investors streamline their operations by generating quality leads and assisting with VA hiring, which might be useful as you build your team and network in the area.Looking forward to seeing your progress and sharing insights along the way.

I have done bare land and mobiles before but this is my first traditional built LTR.

I am trying to find an alternative model I might present to folks I know that inherit properties beyond the traditional sell it, or LTR it, without renovation for less money?  

I’ve been in a similar situation where traditional hard money lenders limited deal flow, so I had to get creative.One strategy that worked well for me was leveraging 0% interest business credit lines for 12 months, which allowed me to fund multiple deals at once without relying solely on a lender’s timeline.

I do 30% traditional (roughly split 50/50 stocks and bonds), 30% owned real estate and 30% non traditional (loans, syndications, PPM funds etc).

If not, you could always maintain 2 separate IRA accounts, one self-directed for private lending, and then another for your traditional investing.

Without going down a rabbit hole here and overwhelming you, there are also creative ways to buy properties without needing to get traditional lending, but these types of deals are harder to come by and usually come with more risks.