Hey @Brett RiemensniderThere are a TON of banks/credit unions that will offer as low as Prime on a heloc on your primary residence.

Mortgage rates and PMLs are 8-12% plus points right now so the deal has to be a low enough entry. 

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.

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.

I've read many of the BiggerPockets books like - House Hacking- Flipping- Estimating Rehabs- Multifamily Millionaire Book I and II- How to Invest in Real Estate with Low or No Money Down- Investing from a Distanceand even some outside of themand have been wanting to do something in Real Estate for awhile.

Most of my CFO clients that are in residential development are looking for IRRs (usually over a minimum 5-year period) in the high teens and the commercial developers are looking in the low to mid 20% range.

His IG videos are low-budget and I have seen grade schoolers make better vids. 

HABD SAFMR states that a 2/1 with 2 people in property’s zipcode on voucher maxes out at $1356, current rent is $779, and when I search for comps on multiple platforms I see the low range being $860 and higher end of median $1150.

I have seen this range from as low as $100 up to $300.Do I need to pay anything before sitting at the closing table?

Margins seem low and the risk seems high.