Hey Laura,So I can't help with the true GAP funding, but I might have some ideas on how I could help utilizing the seller financing and transitioning it to something long term. 

1) don’t forget, in LA you will have a VERY hard time raising rents more than 9% per year.

My name is Zapa, and I am born and raised in good ole Kentucky!

Given your credit score and ability to fund 25% of the purchase I don't foresee any obstacles you will face. 

I'd be seeking someone to fund the down payment of the deal and I would be responsible for property management/bringing in funds for initial renovations for a profit/split.

I FUND CITIES2.

That experience made me realize I want to dive deeper into this space.Right now, I’m in the research phase—figuring out locations, property types, and strategies while working on funding and budgeting.

Was going for the best cost-of funds (lower rate)

Texas does have specific rules regarding home equity loans and cash-out refinancing (often referred to as "Texas Equity Section 50(a)(6)"), but these don’t prohibit homeowners from using funds for investment properties.

@Nadir M. you would show 100% of whatever you collected on behalf of an owner.Of course, if tenant pays via credit card, you would NOT include the credit card fees, because you did not receive them.From the funds in your OPERATING account, you would pay any expenses on behalf of the owner, including your management fees - which you woul transfer to your PMC account.Owner will be paid from Operating account.Your vendors (office expenses, auto, etc) would be paid from your PMC account.Year end, you are require by IRS to send a 1099 with GROSS amount collected on behalf of owner.