How does one take the owner finance situation to a bank and turn it into a 30 year loan to hold without an additional down payment of 20 percent ?

What loan are you using where you can put only 1% down?

If I had ten thousand liquid cash to spend, I'd probably do a house hack two-family and obtain an FHA loan with only 3.5% down. 

I know that sounds weird, but you build wealth faster on bigger properties due to higher rent prices, bigger loan buy down, tax savings, and appreciation. 

what i'm finding is that, if i BRRRR successfully and then refinance into a DSCR loan, almost every property is break even or slightly negative. 

With a $200k HELOC, I could flip one property or buy 3, using it for down payments and leveraging loans.

Conventional loan How did you add value to the deal?

So on my Canby Oregon project 90 homes I did the PPM route with only 5 investors where I own majority and it is me that gets the bank loans etc and runs the project investors are all passive.

We have some credit card debt we are hyper focused on paying down , and 34K in my student loans (not touching currently due to SAVE plan with the zero percent interest).

Here are some common pitfalls I see for new investors from the private lending perspective:• Insufficient Funds: most lenders are going to be able to lend a first-time investor somewhere around 75-80% of the purchase price of an existing property + 100% of your estimated rehab budget (or an 80/100 loan, for short).