VC firms typically do not do real estate, maybe a family office but that relationship takes a good amount of time to build and as you mentioned they will want to see experience.This is a hard question, but I ask them - what are you bringing to the table?

Maybe you would rather lose the deposit, then get into a lifelong bad deal.Just double check the numbers and if you can do a real inspection with a license inspector it’s worth a couple hundred to not put yourself at risk of losing thousands

Worst case scenarios are like you pointed out, or there is a disagreement of the contract and you friend backs out.When you are renting it out, typically the owner (your friend) is responsible for taxes and insurance. 

There were 2 vacant lots that closed across the street for 1m and 2m, so we knew the land alone was worth 1.5m minimum, plus there was a small house on it already.

But if I'm limited to 25%, I wouldn't be able to contribute nearly as much to make it worth it due to paying self employment taxes on the other 75%.

Thats a good point, so yall find that following a call with a brief text isnt really worth it to much? 

I'm heavily invested in the RTP, so take that for what it's worth but I got nothing to sell you.

While HMLs advertise Points & Interest rates, you'll see there are MANY more Fees associated with this type of loan product, in addition to a lien being placed on your property and a short timeline typically to operate within before they foreclose if you're not able to exit/repay the loan.

I've been down that path before and its not worth the time and energy. 

You can use a co-borrower just make sure they have good credit and a (2) year work history of W2 income.Try and avoid self employed co-borrowers because their tax returns typically do not show income and are full of deductions.