And Jon is right that you do have a partner when you're in an HOA, but used properly it a partner that brings good things to the table.

But like being at a poker table, you don't want to get stopped out because you ran out of money.

Buying one property at a time, all cash, is very low risk (credit wise) but you leave so much money on the table when you refuse to use leverage.

Run the numbers with the repairs before going to the table asking for a credit so you know your walk away number.

Given that we work from home and have 2 young kids at home with us, this is where she'll accomplish much of what needs to accomplish during the day -- it contains the washer/dryer (I'm forbidden from doing laundry anymore :), laundry table/storage and will also be her office and design room.

You will have to overcome these thoughts in the syndicators mind.1) You will waste their time.2) There is no apparent value you bring to the table except the promise of working really hard to find a deal.3) You could put their reputation at risk.4) Have no idea what you are doing & will have to be taught, & they aren't in the teaching business.If you can show some competence on how to deliver a profitable deal under contract.

Trying to slip anything under the table will not only open you up to problems it will cause you to loose your integrity and the peoples trust.

In addition to money, investors are going to want to know what you bring to the table as far as a way to run a large hotel profitably enough to pay them back and keep it off the auction block again.

So I guess lease Options are off the table.

Begin taking the steps of wholesaling and network, be open to what you are seeking in the mentorship and how you will bring value to the table.