These types of loans typically require at least a 10-20% down payment, as lenders want to see that you’re financially committed to the project.There are ways to get creative but they still require some form of skin in the game. 

Like @Sarah Miller and @Marcy Albrecht said, you can buy places within the city limits but it's still about location. with that said, i'm always looking out for my end game. one of the issues with buying in certain parts of canton is that when you decide you're done, you may not be able to unload your properties.

Hi @Brendan Duggan,*I am not affiliated with any of the companies mentioned*It sounds like you’ve built a great lending pipeline!

Follow Createdinero and intelligentcredit for free game and breakdowns on this.

BRRR can definitely seem like a beast at first, but once you get rolling, it’s a game-changer.

It doesn't help with your tax issue but keeps you in the real estate game with a lot less headaches.

Views, indoor pools, game rooms and proximity to attractions.

Within a year, the property was cash flow positive and had appreciated significantly.For you, I’d suggest:Look into ADU laws - They’re a game-changer in San Diego, especially if your partner is handy with renovations.Expand your market - @Dan H. makes a great point - it's a competitive market here!

I have not reviewed BAM's fees but it's likely based on their representation of UNDER 10% "skin in the game" that most of their "investment" is taken from fees deducted from the money gamblers place with them and counted as equity in the deal; this is a common practice in the syndication industry. 

There is a reason we lenders require "skin in the game" and experience.