@Chris Hicks Biggerpockets Dave Meyer wrote an article on June 4, 2021, “The 1% Rule is Dead”.

They do have down payment money and we planning on house hacking a duplex to lower cost but I wanted to explore all options for grants, as I had been hearing about incentive programs from the government.

Feel free to reach out if you'd like to discuss...in the meantime here is an article that is a worthwhile read.https://www.sandiegouniontribu...

I had thought about a HELOC, and to be quite honest, I got intimated by the math.What would be a good next step for me to explore that option?

.#2 Explore Lowes and Home Depot to Learn About Material PricingTake a tour through Lowes and Home Depot (or their websites) and look at finishes materials and fixtures that you will consider using in your rehab projects.

I have a long term tenant that has asked me to sell a house to them on an article. 

@Jose A Perez @Jeffrey Donis pointed you to an online article about to learn more about the 203k, which does point out some of the benefits of the 203k, but that online article also contains a lot of errors or misinformation about the 203k, such as ....There is NO "regular" or "streamline" or "modified" version of the 203k.

If you have an existing relationship, just explore what a good investment would like to them.

We have scheduled a meeting tomorrow with an real estate attorney to review the contract in depth and explore our options.Great community!!

I also recommend you read this article I wrote for Bigger Pockets titled How to Invest in Real Estate Before Turning 21.