Most of my investor clients are either house hacking, mid-term, student housing, or traditional rental.

But the value that can be added in high value markets is greater than in low cost markets.My last value add (purchased Dec 2021) was purchased off market at $2.25M and was appraised at purchase at $2.5M for the loan (so on purchase I "made" $250K). 

I've looked at comparable rents in the area for college students and they sit between $365-425 per room rented.

Secure financing through conventional mortgages, FHA loans, VA loans, or private financing.Start searching for properties that meet your investment criteria and financing options.

Hello I hear their are unsecured loans I can acquire via my income history I believe they give you an income of 20% of the loan now can I pay into the debt replacing pre existing gray space the remaining 80% or will it remain outside as a new amount, hopefully that's understandable.also if I earn $30,000  annually what amount do they let me receive, thanks appreciate entirely.

From a lender's perspective, we struggle to get good loan officers.

You will also need to see if they have a loan on the property and how much you would be putting down. 

Conventional loan with FICO 620 you can buy owner occupied with 5% down.

In terms of doing a house hack, you likely will want to do a 5% down loan or something similar.

In every transaction the buyer would be getting money to put for a down payment and then funds from a third party are the balance of the loan.