If you happened to be in Jimmy’s part of Florida, and he was home, you could go over to his house, where you’d have a beer with him and personally learn “working a note” , “using recreational lots as down payments” and “real estate exchanging” right at the “masters” feet.  

Should it simply be left in a trust and payments made to the trust? 

If my spouse wasn’t opposed to moving I would try to buy a new house hack every 12-15 months and use low down payment owner occupied loans for as long as it made sense.

This is the equivalent of a car salesman pitching the "monthly payment" of a car instead of the actual price of the car.

Have you considered tapping into your existing rental equity for the down payment?

It’s essential to screen tenants carefully to minimize vacancies and ensure reliable rent payments.4.

Deduct NEW property taxes after you buyDeduct home insurance costsDeduct maintenance percentage, typically 10%Deduct vacancy+tenant nonperformance percentage(we recommend 5% for Class A, 10% Class B, 20% Class C, good luck with Class D)Deduct whatever dollar/percentage of cashflow you wantNow, what you have left over is the amount for debt service.Enter it into a mortgage calculator, with current interest rate for an investment property, to determine your maximum mortgage amount.Divide the mortgage amount by either 75% or 80%, depending on the required down payment percentage - this is your tentative price to offer.If the property needs repairs, you'll want to deduct 110%-120% of the estimated repairs from this amount.Be sure to also research the ARV and make sure it's 10-20% higher than your tentative purchase price.As long as the ARV checks out, this is the purchase price to offer.It is probably significantly below the asking price.

Why move and take on a bigger payment when you’re already locked into such a good deal?

I’m close to saving up for a down payment but it’s taking forever!

There are down payment programs for duplexes, i have not searched or tried to do a 3-4 unit property.