In other words, the person with the most toys, wins... not the person who paid the least amount of tax.

First time trying to purchase a home without funding myself. (401k loan N/A, HELOC on investment prop N/A)It sounds like a fix and flip loan may work here based on your reference to an ARV.

Echoing what Nathan said-make sure you compare the scope of work both are planning on doing and vet your person.

We took the depreciation on our personal tax return in 2022.

I would vet them intensely and make sure the lease is personally guaranteed. 

Haven't personally used either but they are both on my radar.

As long as the person hasn't used RAFT in the recent past then RAFT will cover up to $7,000 for first, last and security as long as they qualify.

It is a bit of a gamble, but personally, I always get my own bids from people I will hire and either take a credit on price or have title issue the checks directly to those contractors to get work done as soon as I close.  

James has time and time again always posted extremely helpful information on every post, he would be a great person to connect with. 

If you can't keep control of your personal finances, you are highly unlikely to succeed in real estate investing.