People are only thinking about investing personally...Possible via Corporation and commercial lending ....Easiest is JV [Joint venture] with someone local - 

A joint venture (JV) is a great strategy to propose to them so you can learn and leverage their experience for your first 5-deals.

It's a joint effort to get everyone educated and equipped to become successful at real estate investing. 

I created a joint venture agreement and a Land Trust, we signed off on the JV agreement and then we quit claimed the property into the Land Trust with her and my Solo 401k as the co-beneficiaries. 

Also, I would add that the cap is now lowered to $750,000 from $1m (total primary acquisition debt, including HELOC) for married filing jointly and $375,000 for a separate return.

Is there anywhere specifically to find a joint venture deal?

I work for a commercial flooring and interior contracting company and we have been having multiple issues with floating LVP flooring. exposure to direct sunlight has caused expansion that has led to buckling and peaking at the joints.

My joint venture partners will focus on acquisitions and dispositions (finding the buyer) while I'll handle transaction coordination.

If you have owned and used your home as your primary residence for at least two out of the past five years, you may qualify to exclude up to $250,000 of the gain from your income, or up to $500,000 if filing a joint return with your spouse.

Can the down payment be sourced from a joint checking account?