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.

Cut expenses to the bone.

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.

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.

This was a cut and dry buy and hold.

The reason they have left was only the cut but I'm willing to take a little less as I learn and decide later if my priorities change.