Just a heads up.So you calculated out you need  $6 million worth of apartments to hit your goal.A commercial loan may require 20% to 30% down in cash, cash reserves, working capital, and closing costs.You will also need earnest money cash.The lender may also require certain repairs to be done Shortly after the loan is made.The lender may also require the Property to be stabilized as far as occupancy percentage is concerned, leaving little on the bone as far as sweat equity.Good Luck!

Borrowers are not allowed to complete any of the work themselves as sweat equity.Loan to Value Calculations:The original principal amount of the mortgage may not exceed Fannie Mae’s maximum allowable mortgage amount for a conventional first mortgage.Purchase: For a purchase money transaction, the LTV is determined by dividing the loan amount by the lesser of the “as completed” appraised value of the property or the sum of the purchase price of the property and the total rehabilitation costs.Refinance Transactions: For a refinance transaction, the LTV is determined by dividing the original loan amount by the “as completed” appraised value of the property.Eligible Renovation:There are no required improvements or restrictions on the types of repairs allowed.

Buy it right... buy low and put in sweat equity.

And, for those people who have more time than money, they can put in sweat equity into directly owned real estate.

I'd also suggest going to a few real estate investing meetups in The Valley & make some connections in the community.If you are open to building sweat equity, I'd suggest doing a Live-in-Flip.

Another local investor I worked with took two 2-bed, 1.5-bath units in a Raytown duplex from $1,100 market rent to $1,500 each after investing $25,000 (and sweat equity) in updates, resulting in an annual income increase of $9,600.

If you have a deal and you're willing to contribute some time & sweat equity, you can consider joint partnerships &/or equity partnerships.

Volunteer to help people with their projects for the sweat equity of knowledge and experience.  

@Ryan DaultonNot a specialist in this but I was told I could not spend a penny of my personal money or sweat on this whether it be furniture, a light fixture or anything and that seems to be in line with the comment above

By charging a fee you ensure you only do business with people who know their deal is good and who don't sweat $800.