If you can show that the numbers work, you can get 100% of the purchase and rehab covered.The key is finding lenders who work with new investors.2.Partnering with Experienced Investors– If you don’t have capital, you can offer your time, effort, and hustle in exchange for a piece of the deal.

There is an offer to buy but if I include everything I've spent over the years, mortgage P&I, taxes, insurance, HOA, and recent repairs, I will just break even.

I'm looking to identify a builder with the following characteristics:1) Eager to grow his/her company and reputation in the market2) Has produced at least five high quality builds in Arizona which are at least 4K sq ft  3) Has proven track record of completing builds in a timely manner4) Personal capital to allocate to projects (optional, but ideal)Please reach out to me if you or someone you know might fit these criteria. are you set that you want luxury?

You’ll be surprised how many people are afraid to offer 10-15% off asking when the buyers would at least entertain such an offer. 

I am on the lending side of things and always happy to discuss shop and various funding options out there, even if not within my resource pool.Cheers!

Are there any central Texas builders out there that can offer me some guidance with these concerns? 

This multifaceted approach can often shield them better against market downturns, providing a more resilient investment option. 

Quote from @Kathy Grossart: Can a non-accredited investor in an already established SDIRA, within a 506(b) multi-family syndication, do a 1031 exchange to another syndicated property (with same operators), if the new 506(c) offering required investors to be accredited, and the investor is not? 

We will be offering the following services: full-service rental property furnishing (including "remote" furnishing), home staging (including virtual staging), real estate photography, and STR/MTR cohosting.

Another option is moving out of your place and doing a house hack.