Of course they all have personal guarantee.I am referring to rules Freddie has here https://guide.freddiemac.com/app/guide/section/5401.2 or Fannie has here https://selling-guide.fanniemae.com/sel/b3-6-05/monthly-debt... that debt paid for 12 months or longer by business can be excluded.

I've heard about turnkey companies (properties that a company owns, is already rented, and ready to sell with tenants in it) but am not familiar with any names of companies.

For my investors, even with my GC markup, they still spend about 80% ARV from doing things normally so even they won't make much money if they sell it right away, but there's some equity in it for them and the cost is lower than buying.

NEVER pay for those programs, they are mostly scams to make the people who offer them money and they will try to sell you another program.Real estate is unlikely to make you a lot of money quickly.

Do not buy in an area where you'd struggle to sell within a comfortable %age of your bid. 

Be patient- Identify your investment criteria and stick to it. 

You can also call your property manager if you use a professional management company to see if their portfolio has anyone that recently purchased or currently owns properties in the area that are thinking about selling (just to help you rationalize your value better).

A single family will be easier to sell and exit because of a larger buyer pool. 

Good morning all,I have a problem I own a coop today I will list for sale asking for 380K right across the hall my neighbor is selling a coop I am interested in for 545K real estate person told me I need 10% which is 55K I don't have it unless I sell coop first!

You need to identify what kind of tenant the specific property will appeal to and make sure it makes sense for the location.