From the agent's side, you have to understand that every Tom, Fred, and Sally says they will buy ten properties over ten years and need to find a partner.

I wanted to buy a property to BRRRR, but somebody in the real estate community told me this doesn't work for FHA and conventional loans.

I'm leaving out deductions for closing costs, maintenance, repairs etc.Say I buy a house for $300k, land value is $100k.

If they want to move up, why not sell their duplex and buy themselves a new home?

I would like to sell the property to the restaurant operator and they are willing to buy. i want to hold the paper on it to get the interest and what I'm hoping for is deferring the capital gains taxes until the balloon payment would be due in 5 years.

Investment Info:Small multi-family (2-4 units) buy & hold investment.

I am looking for some creative ideas or combination of loan types to put me in a position to buy land (maybe owner finance?)

More folks will be able to obtain debt to buy a home.

Looking out for suggestions @Kaushik SarkarIf the equity in your properties is your only source for new investing, and the new property you are buying still cash-flow's with the cost of your borrowed money (from your properties), there is no reason to not use it as an investment vehicle.  

If that number is greater than the purchase price of the house, then I would consider buying the property after looking at other factors (location, condition, neighborhood, zoning, etc).In other words, 6 straight months of rent should pay for the house.