My partner didn't have good credit at the time of purchase so her income isn't a factor for the HELOC because she isn't on the mortgage or the deed. 

If I were you, I'd focus on commecial assets (5+ unit multifamily) and possibly partner or JV with someone who is stronger on paper to outweigh some of your weaknesses.If you were targeting residential properties, you can also get a co-signer who can help get you over some of the barriers you face.

So you and/or your partner will need to have an unlimited residency permit (Niederlassungserlaubnis).From what i can tell of the residential property market, the cap rates are very low (3% range) and the rental income doesn't cover the mortgage costs often times.

So if you don't have liquid cash available for it, you can try finding a partner who can JV with you on the deal or find a gap funder. 

You may need to find a JV partner. 

One partner was the author of the book and the other partner wrote the forward.

Partner Driven was attracted to the E Church Street deal in Stockton, CA, due to its potential for a solid return on investment.

I started with a duplex in 2020 and now have a solid rental portfolio with my partner.

Who is your real estate agent, broker, partner or person you team with?  

If there are fee's due up front then they have to go to Escrow to be held and only dispersed upon a successful settlement.. the way to start with limited funds is to find a partner that is close to you or you find at a local meet up that will be your cash partner.. for context..