Been looking at hard money loans, and also looking at doing a 401K loan from my w-2 job. 

Cash flow is definitely the biggest challenge; both in terms of finding properties to buy that cash flow with a loan on them and just company wide given interest rates and labor/material is up and, at least where I'm at in Jackson County, MO, taxes are way up too. 

I am currently helping a VA buyer purchase a home with an assumable VA loan in Skye Canyon.

Make sure to provide clear disclosures to the seller about the risks involved, especially regarding the existing mortgage staying in their name.Insurance Considerations – You’ll need to work with an insurance agent who understands sub-to deals, as the lender might require a policy that keeps the seller as the named insured.Due-On-Sale Clause – While banks rarely call loans due, it’s still a possibility.

Or if its not that much you could get some other type of loan and use a 2nd lien on the property as collateral.

I'd love to move into another fixer upper for two years so we could flip tax free or live in for long enough to use our FHA loan.

Refinanced August 2020 into a 15 year loan at 3.375%

The investor either gets a loan or buys the property in cash.

It’s a beautiful old house and would be a real gem if it was restored, but I don’t have the funds or a credit score good enough to get a loan that big (without an insane amount of interest tacked on).I’m hoping to turn someone on to it who loves restoring old properties, or start investing in a group that does and tell them about my house and invest as a team.

They've even called my mom who we don't live with anymore (but lived with at the time we applied for the loan).