So you're going to have carrying costs with this , as well as opening the door costs , as well as capital injections by both parties of an amount to be able to pay the bills of the llc just to survive as well as to grow business for yourselves . 

The first 699 E Gold Dust, San Tan Valley AZ comps around 375K and I purchased for 393K so I'm lost about 18K equity by purchasing.

I bought a place a number of years ago, and the vendor carried back 100% of the purchase price - because i asked.

Every investment carries risks, but with careful research, planning, and management, real estate can be a rewarding and profitable investment option.

Couple options that might be viable for you (I don't know all of your circumstances)- BRRRR into a DSCR by creating equity; partner closely with a lender before starting on this to cover seasoning and other requirements - also this will only work for an investment property, not a primary- bank statement loan/1099 loan may work if you can put at least 10% down and want a primary residence - will depend on how you're operating and a few other variables- seller financing; find a seller willing to carry a note for a few years- co-borrower; someone with decent income and credit who will be on the loan with you- DSCR purchase; be prepared to put down at least 75% or your rate/pricing will be horrible (70% is better); many lenders will have experience requirements; investment property only- find a private lender willing to fund the loan you need- get a salaried job relevant to your college coursework; your fico is strong and you have some cash, so househacking could be within reach via Fannie/Freddie multifamily purchase; get a solid workup from a competent lender before going this route as employment history will be touchy with this routeHard money can be used for an acquisition and rehab, but make sure your takeout financing plan is bulletproof before getting hard money.I'm originally from Baton Rouge.

Gold fixtures are making a comeback and they look great paired with light green or light blue accentsFor example in your bathroom gold fixtures, light floors, and maybe a niche and small hint of light blue. 

Up front pre-build and carrying costs alone are a killer.

Maybe even a 7th bedroom /w bath by converting part of the garage.That kind of modification might hurt the resale appeal to a future owner-occupier, but let me tell you, it's STR gold. 

Now if he gets you by the hand and shows you how to buy with no cash and credit, and you are able to buy, then his snake oil is worth it weights in gold, but he will have many excuses his business is selling snake oil not real estate.

@Amber DouglasIf you are confident in renting the 6 unit and have funds to carry you through the rehab and lease up then it all comes down to the numbers.