There is a vast ocean of overwhelming information here and I think I'd like to start performing the BRRRR method/house hack strategy.

LTV is 75% so a 25% down payment.

I was considering our housing options for the move and they fall into two options that I'm considering: 1) Take out a  $60K home equity loan, and a $50K 401K loan, and dip into savings to come up with 20% down on a primary in the HLOC area.2) Rent for a couple-ish years at $3k/month until we save up enough for 20% downThis is sort of how I've been thinking about it: Option 1Pros:1) Only have to move once2) Appreciation on the house in the HCOL area over the two or two + years it would take to save up the down payment if I rented insteadCons:1) Reduced 401K performance2) Feels a little scary to pull equity out with a home equity loan since I've never done this and it was not part of my initial investment strategy3) Less cashflow from primary once it becomes a rental  Option 2Pros:1) Less stress about 401k and home equity loans2) Better 401K performance3) Better cashflow from current primary once it becomes a rentalCons:1) Two years of rent2) Two years of missed appreciationOther info that might or might not be relevant:  We have two modestly cash-flowing rentals besides our primary.

What must happen to make this progress payment happen?

Looking to connect a friend with a lender who is good with FHA and down payment assistance programs for first time home buyers or with a usda home loan. 

I have no debt, excellent credit but I have no savings.I heard there are ways to buy properties with little to no down payment. 

Also, ensure that you can pay what is expected.By this, we mean your payments should not stretch your monthly budget to the breaking point.

Some investors are all about reducing their tax payments and taking advantage of depreciation benefits.

So far she's great, getting a new job, very on point with the communication and she also has government support that guarantees to pay her rent for 6 months, the payment is well enough to cover her rent.  

Worked out a deal, found business partners (down payment assistance), and took advantage.