the buy windows for properties are typically narrow, so you have to jump on something when it comes up. 

You can typically only have one FHA loan at a time, so you would have to refinance at some point into a conforming mortgage to re-use the FHA to buy another 2-4 unit.

Save that money for a good home inspection that includes a sewer scope.They understand the law but typically do not understand real estate transactions well.

:Class A Properties:Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Vacancy Est: Historically 10%, 5% the more recent norm.Tenant Pool: Majority will have FICO scores of 680+, zero evictions in last 7 years.Class B Properties:Cashflow vs Appreciation: Typically, decent amount of relative rent & value appreciation.Vacancy Est: Historically 10%, 5% should be applied only if proper research done to support.Tenant Pool: Majority will have FICO scores of 620-680, some blemishes, but should have no evictions in last 5 yearsClass C Properties:Cashflow vs Appreciation: Typically, high cashflow and at the lower end of relative rent & value appreciation.

It’s always important to do thorough research before committing to any program.About Partner DrivenAs one of the owners, I can provide some insight into what we offer at Partner Driven:100% Financing: We cover the costs of acquiring and rehabbing properties, removing significant financial barriers for many investors.Ongoing Coaching: We provide continuous support and mentorship to help you succeed in real estate investing.Profit Sharing: We operate on a 50/50 profit split, ensuring both parties benefit from successful deals.Unique Value: Our program is designed to be hands-on, providing practical experience, full funding, and absorbing the financial risk, which is different from what a book or a typical class might offer.Transparency and SupportWe strive to be transparent and supportive, and I’m genuinely sorry to hear that some people have felt otherwise.

They typically can do higher LTV's and are more lenient with variable conditions as long as the deal is solid. 

I typically have 3-6 renovations or new builds going at a time. 

That typically results in a higher payment and an open end mortgage (Credit card) versus cash in the bank that can act as an Asset and PITI reserves where a Heloc cannot.Feel free to reach out if you have any questions, I enjoy helping and talking REI.

I typically am on site every day during a rehab.  

Of course I don't know what you have, but typically what I see is probably better to sell it and maybe buy two in Someplace like Sherman if your resources allow that.