I'm eager to learn about how to find and fund properties that help my family financially and my community with affordable/reasonable dwellings for young families and newlyweds.

However, you could look into a “construction exchange” where the funds are used to improve a new property acquired through the exchange, but it must meet specific IRS rules within the time frame. 

Currently, I don’t have secured funding, and my plan is to explore options like partnering with a partner and seeking assistance from a hard money lender.

If you’re confident the remaining funds can be reinvested into a stronger opportunity, like your new duplex project, it might be worth it.

It is difficult to decipher whose opinions, judgements, and authority are fiduciary.I do believe it does take money to invest in real estate - not necessarily for a down payment but to have sufficient reserves for the investment (which does not seem to be discussed much).

My job takes up a lot of my time (50-70hr weeks) and I don't have the capital to fund deals passively so I'm looking for inspiration as to how I can bring other things tot the table (I've heard you either need time or money).

Meaning that if you fund a $5K EMD and then decide not to close you lose the EMD, or you pay for an inspection up front and risk missing out on the deal while you're waiting for the report.

we did the first 3 in a 18 month period we used internal funds so no debt.. these were 350k to 400k all in projects.. so U need cash to be a spec builder or you need investors if you dont have cash..

If the appraisal came in at the price what was not sufficient for them?

Until then, the general Knowledge a tax accountant has on real estate will be sufficient for the price and benefit I get.