I saw another builder local to me offering 4.99% financing. my question is how or who can offer financing like this on houses I build ? I am guessing there is either a preferred or in house lender with large amounts o...

If the other two parties want to flip a house maybe they can do just that as partners and then sell you the house which you can buy with a primary home loan with low down payment.

Quote from @Bonnie Low: It doesn't have to be condos or apartments necessarily. 

If you intend on putting in 50 low ball offers a month, make sure your Realtor knows and is ok with that amount of legwork (because it's a lot).

Main benefits to this strategy include:- Low down payment options (as low as 3-5%)- Acquisition experience- Property management experienceThe NYC metro area has nearly 2,000 available 2-4 unit listings on the market.Other new investors consider the BRRRR Strategy.All the best to you on your journey!

Where trust is low, though, things are slower or more expensive or both.- Understand that you can have never more than 2/3 of the following:  Fast, Good, and Cheap.  

Even though there is low inventory, interest rates are high, and many properties don't cash flow, look harder there are always deals, you just need to find/make them.

I don't think enough people consider this aspect.Selling Stock: Selling part of your portfolio could work, but the 15% capital gains tax might make this an expensive choice unless the stock has underperformed or you’re diversifying away from riskier investments.HELOC: Using a HELOC on an existing property is a flexible and relatively low-cost option.

If you are going to be an owner-occupant, want a low down payment, and are planning to do a renovation, the FHA 203k and Fannie May Homestyle loans are your best optionsHow do you know the property is currently upside down on the mortgage? 

It's a combo of low housing supply, higher interest rates vs. seller expectation, and a poor economic outlook for the country.As an investor with a few rentals it's like like the parking brake is stuck on.