Your best bet is to network at a local REIA and find a good private lender or other investors who will do a joint venture deal with you. 

If you live in the property for at least two years before selling, you might qualify for the capital gains tax exemption under Section 121, allowing you to exclude up to $250,000 ($500,000 if married filing jointly) of the gain.

How good is the program and did you have a join a joint venture partnership with Peter harris company?

Building relationships with experienced wholesalers can also open doors to joint ventures and off-market deals, giving you a head start in the industry.

Zero manners.They are now knee-deep in a course or click-funnel when they could have a true mentor who actually cares. 

My JRT (joint revocable trust) that I already have and buy umbrella policy.  

Additionally, national lenders like Chase and Wells Fargo have strong multi-family loan programs that cater to out-of-state investors.Scaling OwnershipGiven your available cash and equity, here are a few strategies to consider:Leverage Existing Equity: Utilize the equity in your current properties through a cash-out refinance or HELOC to increase your purchasing power.Partnering with Other Investors: Consider syndications or joint ventures, which can help you scale more quickly without using all your own capital.Diversify Markets: While the Midwest is great, keep an eye on emerging markets across the country that may offer similar benefits.Focus on Value-Add Opportunities: Look for properties where you can increase value through renovations or improved management.I specialize in selling new construction duplexes in downtown Indianapolis, and I’ve found that multi-family properties here provide strong returns.

We borrowed money from my wife's mother for a joint venture flip.

And there's ways to do that without much risk using a joint venture with other investors.

If there is a lien holder they are usually more picky on distributing the money and will often make the check payable to you and the insurance company (jointly) who will then piecemeal the money back to you as repairs are completed.