I'm okay with a high interest rate up to 15% because I can still breakeven on the mortgage but not sure how to finance this deal without losing my initial payments

This creates two loan payments ($100,000 of equity and $300,000 on the new mortgage).Key NumbersHome Equity Loan Interest Rate: 6%Mortgage Interest Rate: 7%Rental Income: $3,000 per monthExpenses (management, taxes, insurance, maintenance): $800 per monthIncome and ExpensesMonthly Rental Income: $3,000Monthly Expenses: $800Monthly Mortgage Payment: $2,000ExplanationThe investor earns $3,000 in rent each month.They pay $2,000 on the investment property mortgage and $800 on other expenses.This leaves $200 profit each month or $2,400 per year.However, you have to pay $6,000 interest on the equity borrowed.This leaves you with an annual loss of $3,600.While the rental property generates positive monthly income, the interest cost of borrowing the initial $100,000 results in an overall loss.

You will need to save that initial income to buy your first properties, get your mortgages, etc.You don't need a college degree to swing a hammer, but that psychology class could come in handy negotiating with a difficult tenant.

This week, two critical economic reports—the CPI inflation report (Tuesday, February 13) and Initial Jobless Claims (Thursday, February 15)—will provide new insights into whether the Fed will stay on its current path or begin signaling rate cuts.Real estate investors looking to finance new deals, refinance existing loans, or time their next acquisition should closely monitor how these reports shape market expectations for the Fed’s next move.Current Market ConditionsMortgage rates have remained stubbornly high due to persistent inflation and a strong labor market.

Don't want to pay tax on selling the rentals I unfortunately don't think they actually want to utilize the 121 to sell their existing primary and then potentially buy another one-it sounds like the goal is to ultimately continue owing that initial home which I think makes this whole plan 5x more likely to be torn apart under audit because they're trying to end up with the same property they started with.  

Freddie SBL offers 5-10 year fixed rate options, as well as 10-20 year "hybrid ARM" options which start with an initial 5-10 year fixed rate period, followed by a 5-10 year floating rate period.

I initially offered $200K in cash, but the seller countered at $240K.

By leveraging shared housing, you can:✅ Lower your initial investment✅ Maximize cash flow✅ Reduce financial risk✅ Make better deals for investorsQuestions for the CommunityWhat's your initial thoughts on the above?

So far, I've used Facebook Marketplace, Zillow, Roomies, Craigslist, and Roomster, and I was able to get some level of interest initially, but haven't had a ton of luck since then, so I'd love to hear some ideas. 

Is it better to have a willing seller and buyer before sending the initial purchase/sale agreement?