Since your lender requires prior experience building and selling/refinancing a single-family residence (SFR) on your own property, you may need to adjust your approach.

There are certain things that require experience that DIYers just can't get right or spend way too much time trying to do.

It's a more involved discussion that requires one on one communication and no, joining a "community" does not prepare you.

The vast majority of properties at their available prices will not meet this requirement.  

While they often require some level of repair or renovation, the potential for significant returns makes them an attractive option for many investors.Why Invest in Distressed Properties in Phoenix?

They have 4.8 stars out of almost 1000 reviews, and the BBB gives them an A+ rating but they require 4 to 6 thousand dollars up front to work with them.

A partnership vs. disregarded LLC warrants consideration- you face different reporting requirements, limitations, etc. 

However, they require consistent maintenance to avoid becoming a liability.

And even this requires some funds - closing costs on the buy, monthly payments to the seller, and other holding costs, insurance, appraisal on the refi, etc.

I am looking at different loan options but to break even (not having to put any money of my own in the house after the initial down payment) the current down payment required is that much.