Always open to new introductions and connections in the 1031 and self-directed IRA/401k world. 

Your best investment is in yourself.Consider going to college or learning a trade.Use the funds to invest in something that does not require much time so you can focus on learning.If you do decide to get into real estate, you may want to consider doing a house-hack.It will give you a place to live(potentially saving you a few hundred dollars from paying rent and also giving you training wheels for being a landlord).

Selling (1031 exchanging) our high equity family owned properties is the best (really only) option that we have for funding our share of new purchases right now and with each new purchase, we are buying nicer and usually larger units in better neighborhoods so I'm trying to improve the quality of our family owned holdings in addition to growing a new business with our new partner.

take a guess where excess funds go in Oregon.

Also, explain how you'll share the acquisition costs, such as the down payment, renovation, and closing costs.Payment Responsibilities: Explain how to divide and pay for regular costs like mortgage, property taxes, insurance, homeowners association fees (if applicable), and upkeep expenses.Management and Maintenance: Agree on how property maintenance, repairs, and improvements will be handled, including decision-making processes, funding for these activities, and responsibilities for performing or managing the work.Single Decision Point: For example, I've seen situations where one person agreed to replace an appliance while another strongly opposed it.

Same goes for number of LLCs and what to fund them with, since bear in mind that CA tends to be more cumbersome and expensive to have LLCs than other states.California is generally more cumbersome than other states when it comes to taxes and filings.

Eventually, 358 of the homes fell into foreclosure.The following 11 defendants were indicted on mortgage fraud-related offenses including engaging in a pattern of corrupt activity, a first degree felony: Uri Gofman, Tony Viola, Igor Gofman, Kevin Landrum, Dave Pirichy, Dale Adams, Steve Greenwald, George Gardner and James Leoni along with Real Asset Fund, owned by Uri Gofman, and Karka Inc., also owned by Uri Gofman.

Do you have any other funds or property to help offset and get this property behind you?

Another option would be to look at a self-directed IRA where you could use those funds to make the down payment directly from the IRA. 

If you need extra funds, explore hard money financing options again.