Now we are mostly scaling our business with larger communities but I've used many different creative finance strategies including seller finance, private lending, hard-money, collateral from other properties, and lease-options. 

Due to the confusion on their end and their slow response, it's costing me more money than if I just went directly with the vendor from the start.

I can buy a 2-4 unit with 20% down vs conventional can only buy a 2-4 INVESTMENT property with 25% down 4. there are options where DSCR loans dont repot to personal credit, helps in not having to show a bunch of paperwork or not one person in a partnership has to carry the debt5. way less paperwork to close on this loan type vs a conventional loan. we care about the income of the property you're buying and it's ability to service the debt of the property whether we use long term rents income, lease income, or air dna/bnb income.6. easily buy in partnerships, add people to your operating agreement, its as easy as that so bring partners into a deal. helps with scaling and raising capital or getting partners involved7. gift funds allowed to close on these as well, and like I said earlier, there's only a 10day seasoning period of funds with some lenders so that means you can literally have a private money lender deposit money into your account 11 days before closing, and you can use those funds to close!

They loved it because they got some play money right away and steady income each month without having to deal with toilets and tenants.

Its actually not complicated at all.

@Diego L.That's actually an interesting situation and a case where revocable trust may make sense.

If you have a chunk of money to get going I'd personally buy the biggest thing you can if you don't I think house hacking into a 4 plex is great. 

Actually, you may not need to qualify in the second year.

Otherwise, you'll have to go for a hard money lender and expect 12%+.

If you ever have any questions feel free to reach out and ask I enjoy helping and offering tips and loopholes to help save time and money.