@Alyssa McEwan One of the easiest ways to construct a deal with a HML is to simply present the deal, go over your experience level and have the lender give you some preliminary numbers to look at.

Partner with someone that has the $$Get a relative to "gift" you the $$Get off-the-record loan for the $$Wait to do deals until you've saved up some $$

Gifting the property to the grandson may result in losing of the step up in basis.

Not legal advice of course but starting an LLC is the easiest step in my opinion because in most states it's relatively cheap and it's a step in the right direction of taking business seriously.

If they have enough money, Investor A could gift the funds to Investor B, who then uses the money and his good credit to purchase the property.

One piece that could help provide more ideas for your planning:source of funds for down payment1) residential loans like fha want to verify where down payment comes from and has to be your own funds, borrow off retirement or another property, or can be gift funds2) commercial loans.

Take your God given gifts and use them.Good luck and use that smile and kind heart and use it to your ability.

College is the easiest time in my opinion to live on the cheap. 

If wanting to finance the rehab, a bridge loan may be best and easiest path, then after a few months, you can do a full refi based on the LTV, maybe even pull cash back out to cover some of your investment.  

Welcome to BP @Belinda ArredondoStart with a house hack if you can rent to friends that is always going to be the easiest.