The biggest challenge I see for this is risk for the equity partner because the bank would be in 1st position, seller would be in 2nd position, and equity partner would have to be in 3rd position.How do I get a guarantor aboard for the deal?

Research down payment assistance programs, partner with others, and consider house hacking.

They also likely partner with a local PM and give you the opportunity to speak with them before you sign on (since I imagine that person would be your POC when you're looking for a person to talk to).If you decide to use them let me know what your experience is.

In NJ you can create one online with formation doc and EIN number for under $150, no need to use an attorney unless you have other partners then using an attorney for the operating agreement is a good idea

I believe the agent is one who is finding homes for Oxford House and finding the investors to purchase/partner.

What about partnering up with other people / entities?

Pick these two partners carefully.

-My business partner lives in MA and has a holding company LLC incorporated in DE.

Network with house hackers, explore creative financing options, and partner with other investors.Good luck!

Some Lenders do take issue with "gift funds" or other liquidity provided by partners who are not on the Operating Agreement.