I think long term government bonds could match or come very close to that.

For that matter, I have yet to see anything on the MLS (I haven't found a good source of off-market opportunities yet) with a cash ROI above a 10-year treasury bond (once all costs are taken into account).I'm already heavily invested in other non-RE assets (stocks, bonds, etc.) so for me to go in on a property that needs rehab, management, etc., it better be worth the extra hassle.

I am in this with no partner so funds are limited to my day job and six side hustles.Darrell

I believe what you are proposing means jail time  Depends on the state, in Texas there is no requirement (at least that I know of for individual investors ) to keep the funds separate.

Another thing you might consider learning how to become a raiser of funds and forming a Partnership where you maintain control? 

I want to get into real estate and have decent funding to start, but am still in college.

Put together a sample deal and then start meeting with potential joint venture partners to get them to fund it.

I recently purchased two investment properties, both with 20% down payments (totaling around $100k) which used up essentially all of my available funds.

Also, if these deals are portfolio funded or private notes... how do they show up in the underwriting process with a bank?

I’m looking for mainly to buy and hold as well as an occasional flip to help fund my purchases of rental property’s.