Cross collateralizing is a mistake.

This means you have to get the homeowner to work with you and their mortgage company to do a Partial Release of Collateral.

It can allow you to control a property and generate rental income from it, even if you don't own it outright.Consider a Cross-Collateral Loan: If you have equity in your current home, some lenders may allow you to use that equity as collateral for a new loan, eliminating the need for a down payment on the second property.Look into Down Payment Assistance Programs: There are numerous programs, both nationally and locally, that can assist first-time or even repeat homebuyers with down payments.Wishing you the best on your real estate journey! 

Correct me if I am wrong but you use you IRA or 401k as collateral without actually move monies from it?

as in why do it unless the OP is paying cash then wants to pull equity for deals.I am not following the benefits of thisYes with any lines of credit there is always a clause that states if the collateral severely depreciates in value the lender may have the ability to freeze or limit access to the line.

Try and raise finance on one of your rentals, you will quickly learn that financial institutions will lend much more far more readily when you offer your primary residence as collateral. 

Targeting low downside value-add deals with long term debt, with a firm with a very good track record in good and bad cycles, is by far the best way to invest any sum.So assume 20 individual assets within a fund, 2-3 sponsors = 40-60 individual deals.. of course some will perform better than others, and these are NOT cross collateralized debt, so no systemic risk of the portfolio.There is a reason US Private real estate is the single best asset class in the world, the returns risk profile is unmatched. 

Here is what most do:Rates: 10% to 14% (Most Deals are 12%)Terms: 1 Day - 24 Months (Most Deals are 6 months)Fees: 3-5 points(%) of loan amount (Most Deals are 3 points(%)) - $2500 minimum fee Minimum Loan Amount: $75,000 Max Loan: 65-70% of After Repair Value(ARV) 100% Rehab Financing Available (Most Deals require 10-20% of purchase price down or cross-collateral)Closing Timeframe: 48 Hours - 3 Weeks (Most Deals are 7-10 business days)NO PRIMARY RESIDENCES, NON-OWNER OCCUPIED ONLY, BUSINESS AND COMMERCIAL USE ONLY.

can you find a bank that would give you a loan to cost or loan to ARV on a BRRR deal and cross collateralize your 60,000 for the downpayment on the new property?

Undoubtedly, the vast majority would say, “the property along with a first mortgage at a very low Loan To Value.”While this is a valid answer, this is where most people blow it or at the least fall into the answer unknowingly, which still make this process hit or miss.The property and the mortgage are the collateral.