But with sub to you need to be very well capitalized in-case the loans gets called or something else happens with it and you need to retire it.

Yes, you will save on the PMI but youll also be at 2%+ higher rate.

If you are identifying individual private money lenders, you can consider having a conversation with them about using their IRA, previous employer 401ks, or other retirement accounts.

They charge 1/3 to 1/2 of the amount of money they save you.  

If it's not, focus on building your income, increasing savings, and getting into a position to purchase.4.

If they dont have a product for you ( and it will cost you probably about half of what HML will cost.. then you will have to start looking at HML.other thing is friends and family or borrower from you retirement account.

I’ve always been interested in real estate investing and have been saving up while living with my family for the last couple of years.

I used my Self-Directed Retirement Accounts to loan on several sheriff sale auction properties in the past.

I think you should focus on saving up and buying your own investments.

That's a tradeoff I'm happy to make right now.So far we have enough saved for a down payment (possibly 2), we've chosen a turnkey provider and market, and we've lined up funding for the first deal.