We are Luxury House Hacking.To achieve your goals I think my house hacking techniques would go a long way for you and your family :)

I read somewhere that someone got into trouble using that technique.

I've used this technique many times and it has always worked.

Quit telling people you have $20k There are creative techniques you can easily use

You will have to read, learn and figure out which technique fits your personality.

Did you use conventional or other creative techniques? 

There are a lot of different marketing techniques that can bring in a deal.

There are other techniques like funding your own personal 529 plan and changing the beneficiary to your kids too.  

I can help you in wholeselling if you want its one of the low risk capital building techniques. its just you finding deals with enough of a profit for you and another investor to get it off you at a win win. 

Also, I will forever learn my lesson: “Tailor your buy/hold LLC to meet big bank lender requirements if you want any chance of written permission to transfer title.”