Hello Everyone,First of all I would like to thank everyone on Bigger Pockets for providing such a great platform for rookies.  

It does not give you the protection of a properly formed LLC, but it does provide a bit of anonymity and can spell out the division of income to the beneficiaries in the trust docs.There should be no transfer tax involved with the trust, and it will not trigger any due-on-sale clause thanks to Garn-St Germain.BTW, if you do use a trust, only record the Deed into Trust, but NOT the entire trust declaration. 

If we did a deal using the numbers provided above we could cashflow around that $500 per month. 

I found an amazing opportunity for a house hack and found a co-investor to provide the rest of the down payment and cosign on the loan.

In exchange for their financial support, partnering with investors who have money to invest but do not have the time or experience to locate and manage properties might provide invaluable information.One can purchase homes with little to no down payment by utilizing creative financing alternatives such as seller carryback financing, lease options, and subject-to transactions.

Make the purchase agreement contingent on the house being vacant by the purchase date. 

Thanks for any guidance that can be provided.

While realtors provide guidance, the final decision and its implications rest on your shoulders.If you have trusted advisors or industry experts, now is a good time to seek their opinions.

The city posts the licenses to their portal immediately after the inspection, lead cert, and payment are all provided (again, through the portal).

The in home test kit reliability is questionable unless they can provide peer reviewed test validation data.