This means that if the bank forecloses, and you can’t pay it off, you will lose all of your money with no recourse to anyone.One option to secure your loan is if one of the partners has a free and clear property worth significantly more than your loan.

Typically, furnished rentals are for shorter term stays, so the tenant is most likely going to be able to deal with whatever your style is.Should be able to command much higher rent depending on the area for a furnished rental - minimum of 50% more than LTR.One option could be to lease the house and sell / lease the furniture in a separate bill of sale / contract.

Taking a deposit to secure the deal can be a good option, as it shows the buyer is serious and committed while also giving you the time needed for the 90-day rule to clear.

With a family and kids the best house hack is a house and cottage or duplex option.

If house hacking isn't the best option for me, how would you recommend starting out to build up some investments.

What is the standard option and earnest money in your area?  

I have saved up some money but my goal is to save up at least 20k in a year before I start looking for options on house hacking in a duplex.

I've done some digging on Batchleads, it seems to be the best option for skip tracing.A realtor friend warned me about the consistent "No's" I'll eat before i get my first deal.

i did this early in my career and it was helpful.another option would be to build your own working group / beginner mastermind of people in your same position. 

If they don't pay willingly, what are my options?