The hang up is getting deals formally drawn up.One idea:- I buy the property and pay 25% DP, then they provide capital after the closing and I pay them P&I over 5-10 years.

Also never pay any upfront fees and go with a trusted lender who closes through a title company. 

@Aaron Zimmerman I’ve house hacked for close to 30 years.

I was looking to put 80k cash into then refi afterwards and possibly getting 130k. 130k on mortgage would be close to $800 only leaving $200 in cash flow each month. 

The IRS may scrutinize such transactions, especially if the "swap and drop" occurs too close in time.If the partnership has to be dissolved immediately it will be tough to sell the one property and defer taxes individually. 

We are hoping to close in the next two weeks on a property that we know will *maybe* break even and more likely lose about $2K in the first year, but we're okay with that because we're getting something that we absolutely love and hope to enjoy for years to come.

I believe United FCU is best. 20% down, usually a 10yr term (they offer a longer term though), and an interest rate that's pretty close to the current average for conventional loans. 

Even though your Realtor might be good and helpful their ultimate goal is to get the house sold and no one will see the vision you have set for yourself, in the same light that you will.

I don’t see anything glaringly wrong with their concept but 2 things have caused a red light.  1.

Once you pay realtor fees, closing costs, sellers want 10k for points and concessions.