I’m about to launch a fund and start building new builds.

May be worth it to check with a cost segregation company (depreciation) and start scouting property management companies.Someone smarter than me could probably tell you about taking a HELOC out to fund the next investment property in TN.

There are options like:Private Real Estate Funds: These allow you to remain in real estate but delegate all the management responsibilities to professionals.

You can use your own funds, use a HELOC or do a cash out refinance to cover the costs.

Again, treating folks with housing support funds with the same dignity and respect as everyone else, usually nets quality clients that listen and do their best to follow the rules.

FHA gets a bad rap because sellers and many agents think it's only for people who don't have the money so if I had 20 percent, but wanted to use FHA, I would present a proof of funds with my offer showing I have more money, but am using the FHA as a financial option so I can get an investment property as well somewhere else.

Then you'll have to figure out how you fund the project (land purchase + build costs).

Take the proceeds and invest in a highly trusted Syndication or fund and enjoy the passive income.

There is a catch - the couple wants to 1031 the funds into their sons next larger project which is TBD.

Alternatively, your sibling might use a 1031 exchange to defer taxes by reinvesting in like-kind properties, though this doesn't directly fund a primary residence.Other ideas include leveraging a HELOC on the rental properties for the down payment, taking out a 401(k) loan, structuring an owner-financed agreement, or a lease-to-own arrangement.