If you're looking to eventually scale then I would suggest a Hard Money Lender.

I have heard it used different ways.I have used a version of gap funding where the hard money lender funds 85% of the flip (purchase + renovation) and the gap funder funds 10% of the deal.

Sponsorships / NIL money will definitely help for a downpayment, but a lender likely will want to see w2 income to qualify for a mortgage.  

I’ve got a lender who is a problem solver and loves geeking out on the minute details of these problems (it’s what makes her a great lender) and she could be a great resource for you...she’s put together condo conversion workshops with experts all talking about their components.

So even if you had a buy out agreement negotiated up front and execute that buy out agreement, the bank would still require him to be guarantor unless something drastic changed on your side financially.The best scenario here would be to purchase and rehab the property using a hard money lender or bridge lender.  

If you have a couple homes with super strong LTVs then refi it with a private lender.

I know a lender that can help with both states that does investment lending for very cheap, it would be worth a connection as you look to build out your team no matter what you decide.

I have lenders in place.

Talk to a trusted lender (preferably local) about what loan options are available to you.You can absolutely find some solid SFRs or even multi families around, but the cash flow on many will be lower the first few years, unless you are willing to do some value add work or buy in distressed areas with less expectation for future appreciation or price stability.If the goal is to have value down the road to cash in for a pivot, don't forsake appreciation for maximum cash flow.

Most of the large lenders have affiliate programs and will teach you for free to represent them.