The reason is owner builder is going to be sloppy and make mistakes but you have to live in the mess and fix it/ and you saved some time/cut corners for owner occupancy. 

That gives the tenants a better ability to handle the increases and you will be less likely to have empty units, that you will probably need to fix up, costing you more, and have at least a month of vacancy, which cuts into your income.

Look for investors that need help and cut them a deal.

In my head I see that the property value must come down to it's actual value (minus all liens/rehab) before discounting it for the cash buyer and then taking your assignment cut.

Sure, some is cut and dry, comingling funds, clear breach of contract etc., but far as strategy, how-to, it's almost never a "this is the 1 way to do it".

I can see why some lenders wouldn't like it since it would cut them out of a deal, but I would guess this is a very niche market based on downpayment size to make up the difference.

Also, if you setup a servicing company to manage the payments (usually like $25-35 a month), they can setup an escrow account for taxes and insurance as well and cut a check to her Trust bank account each month.

Cut expenses to the bone.

This will give you such an edge on getting deals flowing to you and people working FOR you!

Withdrawing 401K entails a 20% tax cut and 10% penalty fee but I want to use it to being my real estate journey and exit my 8-5 in the next 2 years.