I am new to creative financing and don’t exactly know the ins and outs of what would be the best way to approach this.

Welcome, Vanessa.. what's your approach to building a diverse property portfolio in Texas?

Submitting a form D to the SEC is negligible and then each state someone is in that invests you must file a form d in that state as well which can bea  few bucks to a few hundred bucks.Where you will incur the greatest cost is raising the actual capital and marketing etc. 

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also how would I approach working with an investor?

Here are a few strategies to consider for funding a down payment:Partnering: Like Gregory mentioned, finding a partner who can contribute to the down payment in exchange for equity or a profit share is a solid option.HELOC or Cash-Out Refi: If you have equity in your home or another property, a home equity line of credit (HELOC) or cash-out refinance can provide the funds you need.Private Money: Reach out to friends, family, or private investors who may be interested in lending you the down payment with a promissory note.Seller Second: In some cases, the seller might agree to finance a portion of the down payment as a second mortgage.Live Frugally and Save: It takes time, but reducing expenses and setting aside funds from your income is a tried-and-true method.The right approach depends on your situation and deal structure, but a mix of creativity and resourcefulness can go a long way.

A HELOC felt like the right approach, but I'm learning it's pretty impossible to find a lender for my situation.

As I approach my move out strategy where I will be converting my upper unit into a STR, I often think of guest interaction amongst the two units.

Some will dangle out-of-market offers in a term sheet, then ask for substantial sums of money right away.

We’ve found this approach fosters trust and creates a solid foundation for long-term relationships.