I see here on BP lots of people have multiple conventional mortgages on rental property and wondered how they got them when my bank told me I have to use a commercial loan for investment property.

Just not sure how to show the bank I have skin in the game.

The agent has skin in the game so if they are lazy and waste my time they will pay for it.

Again, buyers would have to be willing to participate in the 1031 exchange whether traditional or reverse. 1031 exchanges involving multiple relinquished or replacement properties are always more challenging from what I've been told by the QI and the 1031 specialist attorney I have used.And if a traditional exchange, then QI does not take title so lender participation is easier.

There is almost no foreclosures, there is multiple offer situations with people offering more than asking price.

You want to talk to an independant agent that represents multiple companies.

He can quote you hourly or flat job rate after finding out if you need multiple tones, baseboards too, etc..

That way your buyer has some skin in the game and will be less inclined to back out.

Getting into a buy and hold with only $25k could be a problem too in CA, so you would have to venture into the desert cities combined with leverage or go out of state.Investing in a syndication may be tough because you would not be an accredited or sophisticated investor, potentially making you ineligible.I would learn what I could on rehab flipping and/or wholesaling, use that $25k as your skin in the game (after you get fully educated on how to) and build more capital from there.

Buy the house at a good price (less than what you think is a good deal), double your renovation/expense budget, price it slightly below market value to try and get multiple offers.