Several options, just don't wait.

If this was true we would all be buying options, swaps, and other derivatives.

Helps with your debt to income, better opportunities at cash flow, and typically requires less down to purchase.In regards to challenges, I usually build in an extra 10-15% to deal with things that I can't see behind the walls, including dry rot, electrical or plumbing issues, etc.

Up front fees (outside of appraisal fees) are typically a red flag when dealing with a HML.

Are there any options for lower down payment loans in general or even for college students?

Seems like too much work for too little return UNLESS you own the property, or perhaps have an option to purchase the property allowing you to capture any increase in value.   

I have done deals such as wholesale deals, Rent to Own, Lease Option, Option deals, Tax Liens, Finding private money all because of some of their videos that helped me understand how to.

I think a mix might be a good option.

This will help you understand your options and decide if it's the right time to hire a pro. 

Very common scenario for sure, if it'd be helpful to look at some options feel free to reach out!