Living, but either way you could try speaking with existing owner/operators groups in the greater bay area, or even central coast, looking to expand their portfolios for a joint venture.  

My calling is to help as many people as I can to achieve at every angle of their lives, so I am passionate and ready to tackle this new venture.

I can't believe now some of the neighborhoods I ventured into...but I always had my friends: Mr Smith and I'm sure you know his pal... 

Alternative options include offering a significant down payment, a lease-option agreement, a joint venture, or a deferred closing to align with John's timeline.

The strategy involves using the HELOC for a flip to generate fast cash, reinvesting profits into long-term rentals, or exploring alternative ventures like short-term rentals or partnerships.

Best do Joint venture with an experienced investor and then slowly get independent is a good approach

Because first and foremost it requires you getting INVOLVED, putting in some rep's, and if you won't get involved and won't put in the rep's you will never, I repeat you will NEVER succeed in investment real estate or any business venture EVER, full-stop. 

I've sent you a connection request to learn more about your journey as I'm looking to do a similar venture. 

What steps, resources, or preparations would be essential to make this a successful venture?

Best of luck with your investing ventures.