Many members are experts in their respective fields related to real estate investing, whether that is real estate brokerage, wholesaling, flipping, buy and hold, lending, self-directed IRA and Solo 401k investing, or tax and legal guidance.There are some pretty cool discounts on various products and services offered as Perks to BP members that you might want to check out: https://www.biggerpockets.com/perks/pro

You can find syndication deals with IRRs of 12-20%.

We want a place we can manage ourselves and put some sweat equity into so out of state investing is out and we're not looking for syndication or REITs. 

Real estate syndication's are a great way to earn solid returns (cash-flow) while not having to actively do anything.

Here it is:Create an LLC and have the LLC lend you a mortgage on the property you are receiving.

However, as someone who has made a number of crowdfunding and other syndication investments I believe you are incorrect. 

who would lend it to me in exchange for a second position mortgage. 

I actually just am getting approved for lending again and I used my quickbooks report as part of the preapproval package they look very professional.

Really nothing beyond much of a HS or maybe first couple years in college level unless you’re doing something like syndicating with most people aren’t.Learn the math, master the math.

Even if you used that equity to pour into a larger passive multifamily syndication this would make more money for you then the smaller 5-6% that it might cost for the mortgage.