Luckily, I live in my parents house as they live in Florida now.

Right now I get to work from home so I am staying at parents' home in Sac to save money on rent, otherwise I would be living in Berkeley for my job.It seems like starting price is around $800k for a 4-plex in Oakland and around an extra $300k for a similar unit in Berkeley.

I was also thinking of asking my parents for a HELOC out of their current home to use for the down payment. 

I have also borrowed from family (parents’ HELOC) for a 3-6 month period and paid them back plus 10% interest.

I know that for my parents, when they wanted to stop working with a particular agent there was a $500.00 fine.   

I live in Ottawa Ontario Canada, and I'm looking to purchase my parent's townhome way undervalue.

Long time reader, first time poster and would like to first off thank everyone for the guidance and input shared on here, it's honestly been great.My family and I all work in the energy sector and are hoping to replicate my parents success in real estate, mainly buy and holds but most recently pre-construction (townhomes).

So your best bet would be finding some type of partner (parent, older sibling, relative, etc) that could bring the money/financing to the table and you could bring the deal.

Find a purpose (read Start Something That Matters by Blake Mycoskie), create a business plan, find a property (create a Pro forma) then ask your parents if they will invest with you (if that’s not possible, keep saving!) 

Our home in Texas is now occupied (rent free) by my husband's parents, whom he is supporting financially.As we have been speaking to lenders we have received quite different rates and terms, which did not seem within the common range.