It sounds like I should be good.

Quote from @Austin Siewert: I could throw out some answers, but they could be completely wrong because state laws differ.

.), since the business aspects are completed in a single day and I usually stay for a week.

There are a bunch of different "conventional" loans, and as it sounds like you're finding out the down payment is very different if you're planning on using it as a primary residence vs. investment.

I don't know how long you've been in the industry, but if it sounds too good to be true, it usually is, especially when there is so much scam stuff happening in the hard/private money side of things still. 

Sounds like they make money in some other ways like origination fees or taking equity from short sales but I doubt that happens often. 

You may very well need to start vetting a co-sponsor who has a history of completing 77 doors in the last 36 months.

They sounded great but then actual contract said must use their window cleaning or blind cleaning company at $40 per window per year or their lawn service at ridiculous rates.

@J ScottThis sounds great.

So long as you mean your name will be on the note and the mortgage at a sensible LTV, with proper lenders title, fire, and liability insurance, and so on, then you have safe and direct recourse to the property.If by “invest” you mean a membership participation in an LLC of some sort that flips or “stabilizes” the property, then you are completely unsecured with no recourse to anything.