We've found there are so many sources for funding out there that if you have a good deal the money will likely follow - someone will want to partner with you, or find seller financing, or find a hard money lender who will lend up to 90%, pull out equity in your first home if you can afford it, if you have a retirement account from an old employer, you may be able to roll it to a self-directed IRA that you can use to invest in real estate, etc...Another new one - have you considered renting out the second bedroom if you purchase your friend's house?

NoOhio Revised Code4735.01 Real estate broker definitions.As used in this chapter:(A) "Real estate broker" includes any person, partnership, association, limited liability company, limited liability partnership, or corporation, foreign or domestic, who for another, whether pursuant to a power of attorney or otherwise, and who for a fee, commission, or other valuable consideration, or with the intention, or in the expectation, or upon the promise of receiving or collecting a fee, commission, or other valuable consideration does any of the following:(1) Sells, exchanges, purchases, rents, or leases, or negotiates the sale, exchange, purchase, rental, or leasing of any real estate;(2) Offers, attempts, or agrees to negotiate the sale, exchange, purchase, rental, or leasing of any real estate;(3) Lists, or offers, attempts, or agrees to list, or auctions, or offers, attempts, or agrees to auction, any real estate;(4) Buys or offers to buy, sells or offers to sell, or otherwise deals in options on real estate;(5) Operates, manages, or rents, or offers or attempts to operate, manage, or rent, other than as custodian, caretaker, or janitor, any building or portions of buildings to the public as tenants;(6) Advertises or holds self out as engaged in the business of selling, exchanging, purchasing, renting, or leasing real estate;(7) Directs or assists in the procuring of prospects or the negotiation of any transaction, other than mortgage financing, which does or is calculated to result in the sale, exchange, leasing, or renting of any real estate;(8) Is engaged in the business of charging an advance fee or contracting for collection of a fee in connection with any contract whereby the broker undertakes primarily to promote the sale, exchange, purchase, rental, or leasing of real estate through its listing in a publication issued primarily for such purpose, or for referral of information concerning such real estate to brokers, or both, except that this division does not apply to a publisher of listings or compilations of sales of real estate by their owners;(9) Collects rental information for purposes of referring prospective tenants to rental units or locations of such units and charges the prospective tenants a fee.

If you have a second home with sufficient equity, it'd be pretty easy to get the loan IF you have the cash reserves (3 mos payments). 

I don't have experience, but I am educating my self on the subject.

I am doing my investing through a self-directed IRA which I learned about through my research and study. 

You have the self storage there and if you want to give a bit of value for the homes you can do that too if they are ok shape.

As a newbie my self I know that all the info can be overwhelming, all your hard studying will pay off soon.Good luck and happy investing!

We buy higher end houses, self manage, and have professionals.

I started mapping some goals for my self which included a portfolio full of rental properties giving a great month income. 4-6 of flips a year. 

If you want to get to know a little more about my self you can check out the BP pod cast show 124 or find my blogs here on BP as well. see you around!