There are very few lenders willing to do below $100k, the ones that do it offer a slight higher interest rate.

Considering out-of-state areas can offer more affordable investment opportunities, but it's essential to thoroughly research and select the right market for your investment goals.When evaluating potential investment areas, consider factors such as job growth, population trends, rental demand, affordability, and landlord-tenant laws.

Foreclosure lists I think can be determined at some sites like propstream (I've never used it so I could be wrong).3: networking with lawyers that do probate situation and/or divorce situations and want a quick close4: Owner occupant of a property on Hud Homestore - basically trying to help first time homebuyers buy - less competition5: tax auction and tax auction sites6: Offering on properties that have been sitting on the MLS for LONG periods of time and low balling them.7: Calling owners that have recently had their property pulled from the MLS.8: Wholesalers that are selling to you with an assignment fee.9: Low balling every property you look at on the MLS and seeing what sticks.10: FSBO with strong negotiation skills.11: MLS when you see the property really quick once it comes on MLS and put in a full price offer but it was mispriced low (I got a gem a few years ago that has probably close to doubled in values since 2020 when I bought it).12: MLS offers that you really want to ownI might be missing some others but these are the general classes of people that I have noticed. 

I have come to find this as a useful tool to show data and point to it when someone asks why or why not I am considering making an offer.

Sounds like you have a lot offer this group, and hopefully the members here can help you with their advice in return.Just to introduce myself - I'm a real estate broker and have been helping buyers and sellers with their real estate needs for about 20 years.

I know Pricelabs and perhaps Beyond Pricing offer free trials.

My question is how or what would a silent partner get from a deal like this, or what can I offer if they would provide 20% of the cost of the building only?

Some Insurance companies offer coverage for those lines as an endorsement. 

Please let me know if I can answer any questions or offer support in any way.

In the quest for financial independence, real estate investment emerges as a beacon of opportunity, offering paths to wealth that traditional saving methods seldom traverse.