I look every day for off market houses to flip.

(I know, nothing is certain but just hypothetically) and all cash out loans are not created equal. if you have a lot of equity you can borrow up to 60% with the lowest rate possible, which would be close to a half point lower then borrowing up to 75% loan to value. 

The plan is to acquire a tier 3 license.

Stop hanging out with your deadbeat buddies who spend all day drinking, talking sports, and otherwise wasting away.

It's a single mom with one cute toddler that works her butt off to raise her kid, hold a full-time job, and go to school at night.

At the end of the day, cash flow was similar because I now had mortgage payments. 

As fund manager you owe your investors a fiduciary responsibility which I can foresee as a basis for lawsuits should the fund not perform as anticipated.  

Looking to learn anything and everything about the commercial world to hopefully one day be able to become an investor ourselves.

I've also seen the extra space used to make a toy train set up for HO gage trains.  

Are their any creative ways to help with the downpayment or would a partner be the only route?