Not saying there isn’t money to be made because their definitely is.

The truth is if your investors have no involvement in the operations, If they just put in money and expect to get a profit, you have created a de facto syndication.2) I see a ton of people who just raise money for the syndication. 

However, there are other loans designed for fixer uppers referred to us hard money loans, bridge loans, or fix and flip loans but whatever you want to call them they're essentially short term, interest only loans with no prepayment penalties designed to finance a higher % of your purchase price and typically all of your renovations not to exceed a certain % of the ARV (typically 75% max). 

I am finally at my two year mark not being W2 so if I can skip past DSCR loans and the such that would be much preferred as I dont want to pay the fees if I don't have to as I am trying to get some money I put into each unit to renovate back out of it. 

If you have 20k set a side keep in mind you may need to dip into that money if the seller won't deliver is POS complaint.

I'll do this before my tenants move out however, my intention for this is so they can get the most of their money back.

You use $50k of the loan to do the repairs.If you have 20% down + rehab money, then you can do a FNMA HomeStyle program.The FHA 203(k) is a great BRRR tool. 

I work a lot with investors outside of the US from a tax perspective but from a mortgage perspective, as mentioned above hard money or DSCR is probably your best bet.

I wouldn't care who buys my property, I want to net the most amount of money in the shortest amount of time.

.- at year 7 if value appreciated a lot, can i do a HELOC on it and use that HELOC to pay off the balloon - probably not due to lien being secondary etc on helocYes on the HELOC, but it would probably be easier just to refi and pay off the seller, and cash out more money too.Hope that helps and good luck!