If so they can get a ground up financing and use that cash on the down payment, as ground up financing can finance some of purchase and most of construction costs (on a withdrawal basis)

The market for sales has slowed down considerably here. 

I spoke with a few in the past and was shut down due to my lack of upfront available funds.

Firstly, that will probably cause the appraiser's head to spin. 

I’ve heard that donating property could come with some pretty nice tax perks, but I’m also curious about potential pitfalls or surprises.So, if you've gone down this path, I’d love to hear from you!

it looks like a hopless situation for me.I had all of my life savings put in Yucca Vally short term rentals In  early 2022. got 4 nice villas at 20% equity. then 2 things happened: rates went up and demand for vacation rentals in that location went WAY down. 

I will have access to ~1M in cash for down payment and closing costs (I would also have reserves, separate from this capital).

DSCR loans are based off of down payment, credit score and either actual or market rents so it helps to supercharge an investor's real estate goals and net worth.

We used an FHA owner-occupied loan, put down 3.5%, lived in one unit, and fixed up the other.

I am ALWAYS looking at properties up and down the state, because i have investor clients that are always looking to buy.