Easier terms, it's the 1% rule everyone on BP pushes because it lines the pockets of the Turnkey provider but actually make terrible investments.

To do so would violate IRS rules and result in severe tax penalties.

Is my best option to do a few flips while we wait for his score to improve, or try to do a deal with owner financing?

Save the 3-5%, buy a house that doesn't need fixing up and is in great condition  (b/c you don't have the money to fund repairs/improvements),  live in it for a year or so.... and in that time, save up another 5% ... move, and turn house #1 into a rental... keep saving, move and buy house #3, and turn house #2 into a rental.   

Worth or Denton but have been considering starting the hunt - only fear is I am just not as familiar with the areas as I am in Dallas now.Really looking for simple, conservative investments that could be bought and held (1% 'rule') in places where I'd have my family live. 

In the rules from the host it clearly says no parties, or pets, or smoking, etc.

Danill and his team are constantly improving, adding features and providing lots of value to subscribers.

Simple path but not much leverage used.Buy a smaller property, maybe a duplex or fourplex, improve it with your skills and up the rents.  

I have around 25k in cash and I have around 680 credit score (currently improving) with a part time job (20 hours/week).

Make sure to market this as an "improvement" to your tenants.