You'll need a much lower priced property with some value add or larger equity spread, and also have the funds to make the payments in case it doesn't play out so smoothly, or there's delays getting renters/lease-option buyers, etc... 

Just remember that you need access to capital to keep doing deals so if you are limited on funds and tie it up in a rental property that makes you an extra few grand a year you may be limiting yourself to doing other projects.

Coming into some funds and wanted to do the right thing.

in many instances I would be funding 5 to 6 competitors in one city.. talk about having to work in a confessional

I'm curious if I can find someone funding investor notes with less than 20% down. 

What I am looking to do is leverage their investment for just one deal at a time allowing them to be first lien holder on the property and then prove the value and work towards a relationship that will allow me to use the funds for say 6-12 months, with payback terms and interests allowing me to turn that money over a few times vs. just one property at a time. 

My stock n bonds don't drive drunkGood idea or not?. 

Try wholesaling first to come up with the funds if you don't have easy access to the 3.5% needed for the down payment.

It would be a lot easier to just sell, put it into your mutual funds, and not worry about it.

@Kimi Ho similar to 1031 exchange name change where everything tied with buyer/seller SSN/EIN and you cant mix funds for 2 separate EINs/SSNs , properties needs to have separate account as tax paying entity to county office (i.e. 2 separate tax bills aka 2 addresses).