You're probably going to have to wait until you have at least 12 months under your belt of 1099, and possibly 24 months depending on how hard Coronavirus continues to hit us.Keep checking back with small lending institutions like community banks and credit unions.

Whether you participate in management or not doesn't matter. 

I recommend you work from the lending institutions worst-case scenario.

There is a wide array of investor-participation requirements between some of the investment types, so you'll want to consider what it is you want to achieve through investing and then match that with the asset class and strategy that best compliments your goals.

So, I bought books on Amazon, listened to podcasts, bought more books, listened to more podcasts, started going to REIAs, meeting people, participating in forums, coaching, etc. 

Not to mention, several different meetups are mentioned on the podcast and how to participate in them!

There is a personal relationship with the individual you work with at the bank and an institutional relationship that is reflected in your credit score and payment history.

I believe this all depends on the level of participation you want to have, what Class of an asset you want to retain (and the headaches or lack thereof that comes with it), along with if you have any friends / family who happen to invest and you can leverage a network they've built and many more such things!

@Zak Marinko most institutional hard money  lenders will not allow you to use gift money or a loan for the down-payment.

Looking to replace my primary Mortgage with it.Thanks