Thanks to @Ashish Acharya for the direction and I found this from the IRS that will be helpful for anyone wanting to 'stay in compliance'. https://apps.irs.gov/app/pickl...Dan Dietz

You can reduce your down payment by either negotiating a lower purchase price, by increasing the size of your loan (although this can sometimes trigger even larger closing cost requirements) or by receiving gift funds from a relative. 

Once the fund is created, it functions largely like a standard real estate investment LLC, with some additional compliance/reporting requirements. 

I would love to get Bigger Pockets take on these deals and if I should pull the trigger on one or wait for a better deal to pop up.

I’m thinking I can do more than good on this deal but don’t know where to get finding because my grandfather is slow to pull trigger and playing spectator on all the deals I bring for him to look over.

Like others have mentioned it is wise to make sure you get commitments for roughly twice what you actually need as some of your investors will back out when it is time to pull the trigger.

This type of transfer can sometimes trigger an acceleration known as the Due on Sale Clause, which allows the lender to immediately call their note back (meaning you need to pay the entire note back within 30 days or transfer the property back into your own name.)

I've been reading and researching wholesaling over the past month and have decided to pull the trigger and pursue this as a secondary source of income.

I’m not opposed to any ideas just trying to pump myself full of knowledge before I pull the metaphorical trigger.  

Compare the cost of setting it up and maintaining (1031 + DST), including tax compliance cost, against savings on capital gain taxes.