I recently acquired my first primary residence and am seeing ways I can best utilize the space for real estate investing.

(To avoid months of probate and thousands if not $10’s of thousands of dollars in costs.)Hawaii is considered a "TOD deed state," meaning that residents can utilize Transfer on Death (TOD) deeds to designate beneficiaries who will inherit their property upon their death, allowing for a potential bypass of probate court proceedings.If she is already in memory care center.

Investment Info:Single-family residence fix & flip investment.

I mean, hey, your such the awesomest and EVERYBODY loves CA #1, so no doubt every CA resident will be ecstatic to help chip-in for it all. 

One of the great things about having multiple residents per property per year is that you can iterate faster than with an LTR.

So you are suggesting like me tryin to by a single family residence or a apartment unit and live in one of the units and rent the rest out as a house hacking strategy?  

If it does vest, then the 2nd isn't currently $8k and the paperwork could further help your case.Other option is to completely ignore the equity in your residence and look for creative financing on the property you want to purchase. 

Look at their rental history, the conditions of their previous residence, and ensure they have a good track record with past landlords.

While others above have highlighted the ability to purchase a property with 0% down, there is one large stipulation: you must purchase a property as a primary residence.

.- Depending on your budget, do you want a small condo or larger residence?