The idea is to take advantage of the growth of cities and suburbs.The price of getting started is higher for you than it was for previous generations. 

Here are a few suggestions on how you can maximize the wealth of information available: Check out the blogs and podcasts, or take advantage of the search feature (magnifying glass).

I think each one fell into each of the categories you named, lol.

Historically (with some exceptions), there were two categories of syndicators: (1) The Sponsors who would raise "friends and family" equity and (2) Sponsors  who would raise capital from family offices,  pension funds, insurance companies etc. 

Maintaining liquidity will allow you to take advantage of opportunities quickly, moving fast when a good deal arises.

As a viable alternative to explore with a lender, consider the advantages of a 5% down conventional loan, or even less for qualifying first-time homebuyers, which often comes with less stringent property condition requirements. 

I am currently getting my MLO license however my focus is still on Investing. I love helping people so being an MLO I feel is a great entry point, however, is it really worth it?

I disclose everything upfront including advantages and disadvantages.  

So being able to work with my father and his company is a huge advantage so I think I’ll be able to turn a decent amount of equity by the time we finish 

Or lean into some sort of unfair advantage or relationship in one of those markets.Here's an anecdotal example...I own a rental in Sugar Land, TX (suburb of Houston) and even Sugar Land has a dozen little sub markets.