I am a recovering expertise Monetization Strategist (digital content/products, books and programs)- got a corporate job while I figured things out and now that I realized Real Estate is my thing - will keep said job - while I get my first few deals under my belt and get my RE biz going. 

Or go conventional with low down payment.

I think you could use private or conventional.

Low credit and cannot get conventional financing. 2.

@Boris Lee - Your first hurdle will be financing.  30 year fixed conventional loans are not available if you use an entity. 

If you're looking for anonymity, hard money, syndications, or have used up all your conventional loans available, move to LLC. 3.

@Joe Wodaege 5% used to exist for an owner occupied conventional duplex but stopped a few months ago.

So, ideally that would be a cash-out refinance of your personal home to the highest LTV you can get on a conventional loan and then moving to a home that has an investment play associated with it (a house-hack or something else). 

To be frank, I've never known anyone to get a conventional mortgage on a 30K house but I'm pretty sure it is about the same as a big mortgage.

Richard,You can buy the home using conventional financing as an investment as long as the property does not have any major damage.