There is a light at the end of the tunnel, be strong... and then maybe call your local councilperson to tell them about the horrible situation you're in.

My thought is to help him out by going in 50-50 partnership for many reasons: half down payment, half capex expense, strong co-signer on loan, me being local to investment property to take care of little things that need attentions (he will be out of state for his job/I will have PM), etc.  1. 

Since hard money eats into profits, consider private lenders, local banks, or partnerships for lower-cost funding.

I'm local.

Yes, Mustafa Lakadawala from Clarke Realty (local to St.

Maybe partner up with a local flipper on the renovation, split the profits after the sell and move on.

If your really needed it one could also consider hard money though that will come with higher rates and getting someone to give you 300k first time might be harder than just getting loan then you could refinance it later.Since your a high net worth person I would also try talking to local/regional and even big bank lenders.

I would be happy to connect you with a Investor Brokerage and Full Service property management with a local team in Houston.

Have you connected with local investor meetups or REI groups?

You are going to pay more for something new so you might take a look on the local Craigslist, FB marketplace or OfferUP and see what is out there.