We are late to the party as far as real estate investing goes.

Or maybe Fall term starts late August to middle December so you start the lease on August 20 to Dec. 20 ? 

My question is, especially considering I have never done seller financing before and my equity is currently zapped until I refi and/or finish the flip/sale on another deal, do I raise funds for a down payment and how would I structure that?

Some brokers actually have somewhat legit pro formas, with just a little biased tweaking, but you still want to verify those.Something that I've noticed lately, is that some properties that are over 4-units, which should be trading as commercial properties and valued based off of cap rates, are trading more like single-family homes and are valued based on comps and emotion.  

@Nick Farrell, if you have any reason to think your father is  a difficult personality to work with, you should not partner with him.If you have any reason to think your father does not make good decisions with finances, you should not partner with him.If you have any reason to think your father does not honor his obligations (is often late, procrastinates, takes shortcuts that result in shoddy results, etc) you should not partner with him.You are his child. 

That doesn't necessarily mean the level of finishes - flooring, cabinets, countertops, fixtures, etc - will be same as your own home or your other apartments.  

I ran out of cash and now need to finish up.Options:1) I have heard about interest only payments and refinancing at the end, but I don't know how to find these.2) I also heard about a program called Homestay  that provides the renovation money and then refinances all in one. the interest rate is a bit higher than a regular refinance since there is a loan involved. but is doable.3) is there an option 3??

A lot of people are making a lot of money doing deals over the Internet. Specifically, wholesaling.  Does anyone have any experience with this? Any comments?

The build will be finished in November.

Go ahead and finish your degree, get a high paying job, and then start investing.