With the proceeds we later purchased two properties the same month, one with FHA loan 5% down and received a closing credit of $8k plus a $2k check made out to us after closing.

If you're a single mom with student loans, a car payment, and living paycheck-to-paycheck, then $20,000 would be devastating and a reserve is critical.

Selling at FMV avoids the gift tax but provides your child with a higher tax basis, reducing their future capital gains liability.A better strategy for selling below FMV is to sell the house at FMV on an installment note, then forgive interest and principal annually up to the gift tax exclusion amount.

You said that you are applying for an FHA loan so it sounds as though you'd be living in one unit. 

So to get up there, I've got to wear a harness, and install an anchor point on the roof.

If you’re financing, you may need a construction loan or some creative structuring to get this across the finish line.4️⃣ Vacancy Timing – Since you’re using BRRRR, minimizing holding costs is key.

What’s the purpose of the loan and what is the collateral?

To get started, define your investment strategy, run cash flow and ROI calculations, network with local investors, and explore financing options like DSCR loans or HELOCs.Good luck!

I have been trying to save up money but it is not near a down payment for a traditional loan.

Both of these allow you to low down payment loans to buy a primary residence with fixed interest rates.