Possibly we could invest for appreciation only if it's close to breakeven with not too much negative cash flow and the upside appreciation is very promising.

@Joseph Chiofalo just helped a referral with a high LTV cash out refinance.

You would need to put the home in oyur name which could have tax consequences then you are getting a loan to buy an asset which most likely will not cash flow.

Most sellers are not looking for a chunk of cash they are looking to solve a problem.If I was starting today I would be going directly to these owners who have listed their properties and have conversations.

Loan rates on the ReFi have prohibited us from building a bunch more 3-4 unit properties recently, just kills the CF of the deal, but going all-cash on the purchase & construction still pencils. 

There are some non-QM products that allow "gifts" to be used as down payments on investment purchases. 

A passive investor provides cash to the lead investor as their contribution to the investment.

Specifically, I am looking to track the projected rehab cost of each unit, cash flow from rented units, first lien costs, general partners and limited partner returns.

And a cashed check and deposit into your account.   

I have quite a bit of cash in my high yields savings and about 300k in my 401k/IRA portfolio (how much is actually mine vs IRS after management fees I have no idea.)