BiggerPockets also has a calculator to analyze deals, and I highly recommend you start this as soon as possible, even if you are not ready to buy.

We do land entitlement so we control all sites and tie them up until zoning is approved. we don't buy land that we can't entitle first

Investment Info:Single-family residence buy & hold investment in Beloit.

If I want to do buy and hold rental first or a BRRRR or Fix and Flip?

For the rentals, are you open to buying "fixer uppers"?

Secondly, I'd chat with a realtor and get some recs on lenders to truly see what you're working with in terms of buying power.

Simply gifting him half the property now wouldn’t immediately allow him to claim the exclusion without fulfilling this residency requirement, I don't believe.One thought would be to use a HELOC to pull just enough equity out of the current home and use it to buy a smaller home, or at least the down payment.

That means your GP team needs a minimum of $300K to invest, more if you buy a bigger or nicer propertyFWIW, SOFR is not a loan you can get.

The VA and Fha loans have been able to do it but their strict appraisal guidelines make it tough to buy the often older homes in my market in Virginia Beach / Norfolk Area. 

For example we opened buy/sell agency from being exclusive to portfolio clients now open to all.