You need quality vendors set up and quality vendors are expensive. 

I have about 25000 saved up and I'm living at home for free how much of that should I spend on a property or save.How does someone truly manage a property "effectively" from a distance? 

I found a lender that said they would do a HELOC, but they are using an automated system to value the property and they are coming up with a value of $186k, using the old information and previous sales price.

So I turned up at the county courthouse this morning with cashier's check and extra cash in hand to go up to $5k over asking. 

I also don't have time/no one will hire me to pick up a second, part time job which makes in difficult to increase my income.

https://incometax.utah.gov/instructions/married-couplesWe would spend roughly half the year in each location, my husband will spend more time in NV running his business and I will spend more time in UT setting up the basement rental but the majority of our time will hopefully be together.

What would happen if your investors choose to leave their money in, would the capital amount just go up?

I have been investing for awhile but have only recently started picking up properties that I know will not cashflow because of the prices in the area I invest (Dallas/Fort Worth) and the higher rates.I am still picking them up because it will still pay down debt and provide me with depreciation that I can use to offset my flipping and lending income.

My question is if inspection turns up foundation damage will cost much more than what I expect and budgeted for... 

I think you might put yourself up to legal risk from the family once they find out they aren't getting the house and take you to court for them singing under duress or another circumstance where they were not of right mind.