Should I be expecting to place a down payment of 40% or more?

My goal has been to borrow money for the rehab, rent it out to generate income for the Trust's beneficiaries, and then do a cash-out refi to recoup my down payment and any other out-of-pocket expenses.I believe there are limitations in an Irrevocable Trust, which would prevent me from simply deeding the property to myself or possibly even to an LLC if I create one, even if the end result is in pursuit of my fiduciary duties to the beneficiaries, as Trustee (i.e. making the home inhabitable and generating rental income for the beneficiaries).

We made a big mistake trusting them to honor their word and their contracts.

Part of that is to get a rent roll showing current rents, square footage of unit, expiration of the lease, and the current status of the tenant payments.

If you are looking to house hack and go the traditional route, it would most likely give you the lowest down payment option.

I am trying to obtain financing for the down payment so that I can keep cash on hand for my fix and flips.

It's the delay of tax payments only.

People buy or with agents that they trust and/or like.

I would like your opinion on whether it would be better than finance the whole purchase with a HELOC from my primary residence or only get the down payment from there and get a traditional mortgage for the rest. 

@Jonathan Greene hesitation is trusting the seller to do the repairs properly.