You're way ahead of the game! 

We cannot breach our guests' trust by playing games with them. 

Since you know what you need to buy it at and an average rehab cost, I would say $50-70k for a cosmetic flip, set the ARV based on the sample you choose and doing comps and ask them if they would invest in a deal similar to this. 

A simulator/game could really help with that.

Maybe they bring the experience and provide the funds.I don't like any of your options based on I think you are too new to investing in real estate to take on any of those.

My credit should be the highest allowable also and I shouldn't have problems with approval.Ok, i shopped about 80 lenders (based on Fridays rates, market is closed so no live pricing)Conventional Full Doc loan you would be at 7.875% if you put 20% down (you said what the house was worth, but not your purchase price). 

Quote from @Gamal Harding: Anduril Industries' Expansion to Columbus: A Transformative Move for Real Estate InvestorsAnduril Industries, a prominent defense technology company based in Costa Mesa, California, has announced plans to establish a new manufacturing facility in Pickaway County, near Rickenbacker International Airport.

I'm not trying to time the market. ..just interested in people's opinions for me it was based on my experince I started in RE in 1975 and the 10 year cycle seemed to hold true right up to the GFC at least on the left coast..

Based on some of the research done, I am inclined towards starting out with a small multi family investment property (2-4 multi family home).

The amount of downpayment requirement insures buyers having "skin in the game".