In a fund you typically are backed by all the assets, when doing it yourself its one.

Quote from @Yamil Naf: Quote from @Andrew Steffens: Echoing @Jonathan Greene above but if I was interested in doing this project why would I not just do it myself and keep all of the equity and cashflow?

I would only do it if it was an absolute no brainer of a deal as if it goes south then you not only hurt yourself on that deal but also the property that you took the heloc out of.This also depends as if your current LTV is 30% and want to go to 50% is different than going from 50% to 80%.

For yourself, I'd save up enough to be able to house hack, and then house hack.Hope that helps.  

Do yourself and your investors a favor--don't raise money from people and buy an apartment building right now. 

Now if it was definitely a single unit and only she could do it and it was properly labled it would be on her.

I’m based out of Lehi, Utah, and have always been fascinated by the potential of real estate to create opportunities and build wealth.After spending time learning about the industry and what it takes to succeed, I’m ready to dive in and start making deals happen!

If it's a QM you won't be able to close in a business entity like a LLC, although in some cases you can transfer into an LLC after closing.

So if I can do it anyone can I had really zero experience .

And you definitely do not need a license to be an investor.