How do you figure out who you can trust to handle your money?

If they aren't charging a pre-disclosed & agreed upon Markup - they are probably hiding something to make money for their time.Good luck!

I will not have a full time job until this comes, so I wont be able to show much income other than part time money flowing in, until I start this position.

You'll still have plenty of money to do a duplex/quadplex and give you breathing room (what would you do if you needed a large repair on the rental?).

But you have the option to just pay the monthly payment up to maturity in case something goes wrong or if you decide you can use that money better to just build another property instead of paying it off. 

The other way I fund deals with none of my own money is using a private lender that I have years of experience and relationship with and/or using HELOC and other business lines of credit.

When you're getting to the point where you feel like you're losing money keeping your day job that's when you go all in in RE. 

I put my money where my mouth is and I am also buying properties in localities where I am selling to my investor clients. 

If you had also spend money on renovations and improvements while occupying those should have gone into service then as well. 

My broker advised me to "bite the bullet" and close the deal, telling me that I should be glad I wasn’t losing money on the deal.