@Clayton Hutton  A simpler way to do it may be to bring your friends on as debt investors and just give them a fixed return for the use of their money (more like a private money lender) instead of making them equity partners and giving them some percentage of the deal. 

They lend at higher rates but are also willing to fund deals for borrowers with poor credit, income, debt levels and experience. 

When a foreclosing Lender takes a property back at the mtg foreclosure auction, state law dictates the lender gets a set discount on any past hoa debts....the l Nader only has to pay either 1% of the original loan amount or 12months of dues, whichever is less..I assume though that maybe you are talking about hoa dues During the time the bank owned it?

The maximum number of financed properties that are permitted is based on the underwriting method, as described later in this topic.The financed property limitapplies to the number of one- to four-unit residential properties where the borrower is personally obligated on the mortgage(s), even if the monthly housing expense is excluded from the borrower’s DTI in accordance with B3-6-05, Monthly Debt Obligations (01/30/2018);applies to the total number of properties financed, not to the number of mortgages on the property or the number of mortgages sold to Fannie Mae;includes the borrower’s principal residence if it is financed; andis cumulative for all borrowers (though jointly financed properties are only counted once).The following property types are not subject to these limitations, even if the borrower is personally obligated on a mortgage on the property:commercial real estate,multifamily property consisting of more than four units,ownership in a timeshare,ownership of a vacant lot (residential or commercial), orownership of a manufactured home on a leasehold estate not titled as real property (chattel lien on the home).Examples — Counting Financed PropertiesThe borrower is personally obligated on mortgages securing two investment properties and the co-borrower is personally obligated on mortgages securing three other investment properties, and they are jointly obligated on their principal residence mortgage.

In a podcast @brentin hess mentioned in passing paying someone to be a co-signer. Has anyone here done that? What is a reasonable payment for the other person, and how fast can you get them off the loan?

IF there is a recession not having the house of cards that is debt will put you in the most secure position, however just having the ability to purchase will probably be enough because in a recession sellers would have a harder time selling properties and in a true recession you wouldn't have an absolute ton of competition from cash buyers like the case is now.

Exception: The floor framing-cavity insulation shall be permitted to be in contact with the topside of sheathing or continuous insulation installed on the bottom side of floor framing where combined with insulation that meets or exceeds the minimum wood frame wall R-value in Table 1102.1.2 and that extends from the bottom to the top of all perimeter floor framing members.

I would like to start as a Part timer while I continue to snowball  some of my debt so I can lighten my monthly bill load.

You will, in theory, never have positive cash flow with debt repayment at $416 and expenses at $400.

I'm an engineer by profession so like to get into the weeds when my money is involved.Seems a deed of trust does exactly what it's name implies ... in exchange for a loan, the property owner deeds (conveys) legal (not equitable) title to a trust, giving the trustee specific powers, namely, the power of sale if default, and power to (re)convey when debt is satisfied, and probably other powers.