I have the money to buy now but I would rather do creative financing and use as little money as possible out of my own pocket. looking to start with BRRR method but maybe should start with a wholesale first to fund that?

You can use seller financing, or you can use hard or private money.

So you better find something that cash flows or you’d be better off putting the money in a bank CD. 

A line of credit won’t commit you to a monthly payment unless you use the money, so you can avoid paying interest when it’s not in use.

It should go without saying, but I do understand when you're new to real estate expectations can be out of line with reality --- if you finance 100% of a deal you will not see any money out of the deal for many years and will be putting money in for many years.

If we move forward with transferring the deed, we would like a way to guarantee to my father and my sister: a) some return from investments made with money taken out of the house, and b) equal shares in the house if we sell in the future, or a buyout path for either of them.3.

Even with 100% occupancy, I don't see how anyone could make money.

I would like to park my license somewhere so I don't lose it.

But it is very risky and you can lose all of your properties if things go wrong.

That’s great advice Taz, I’m currently working on saving enough money to get started, house hacking is hard for me at the moment because I just bought a house 2 years ago, I would have to sell my house(which is in a great neighborhood great location) and use that money to fund the duplex which isn’t totally out of the question, I would like to keep the house if possible but also would like to get real estate investing more.