College fund for Grandkids4. 

The property is being bought at a discount and has equity built in already... no need for funding to do renovations.. is there any other forms of financing that is available for a quick clean flip like this? 

If I fixed those things I couldnt raise rent because the apts would be the same so Im really trying to weigh my options.

Ask for a raise or move jobs to one that will pay more.2.

Beside the use of a single asset entity as noted above, the basics available to all are that your retirement funds are exempt from creditor attachment either through Federal or state law; annuities and insurance is exempt in Texas, Florida and a number of other states, as well as homestead exemptions.

So get a service that will make sure that there are enough funds to be transferred to paying for the seller's mortgage. 

I don’t have enough for a down payment but i do have quite a bit of equity in my home. looking for some insight on how i can get a low down payment or should i use my equity, plus funds to fix property. 

Even if you were to get properties at auction, you have to demonstrate that you have the funds to close and not just looking to make some quick money by flipping the contract to someone else. 

Likewise, if you have a lease, you probably cannot unilaterally raise their rent just because your costs went up.

My goal is to actually live in the property and house hack 2 rooms while continuing to homeschool my children (ex and I are no longer together so living next door would be a very ideal scenario while raising the kids) once the repairs are done.