that is very, very expensive money. the best use of a HELOC is typically for something short term. 

My fiance and I would love to purchase our first home sometime in the next two years, but the market in California is daunting.

There are a decent number of VTB's in Winnipeg but it is typically for very cheap properties and/or properties that won't sell. 99% of agents have no clue what they are or how to negotiate the terms of a VTB.Most sellers need the cash for either there next home or retirement so your best chance of finding seller financing options are for buying properties already owned by investors

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

Also, this depends on the points.UW/processing/lender fees are typically around $2k per loan (DSCR), give or take.

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.

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.

: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.

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