I’m new to all of this and looking at 401k loans and HELOC as options.

.- Optional Benefit: If you believe an elevation certificate shows your property is at a lower risk than FEMA's assessment, you can submit one to potentially lower your premium.

House hacking is probably your best option.

Two best options are house hack or sell and acquire a 1031 property.

Quick search "MLS Only Broker California" gives you a couple of options.

How many mortgage lenders have you spoken with to get qualified and discuss allowable down payment options?

In the end, it may be the same amount of money or more, but it will just have to be structured differently as you navigate the shifting market.Northwest Valley would be a good option. 

Okay, I think co-signing could potentially be an option in the future.

I’m committed to keeping my options open and continuing to learn about being a landlord to ensure I’m well-prepared for my first purchase.To improve my ability to analyze deals, I’ve developed a two-part plan:Join a local BP meet-up group to discuss my goals and support others.Continue learning and engaging with the BP forum.Thank you again for your guidance—it’s truly appreciated!

There are a few options(1)You can get connected with the larger wholesaler firms in the area (2) go through PCPAO site and skiptrace the buyers of similar properties as yours, (3) hunt down the agents involved in the sale of properties similar to yours or go to local REI meetings and pitch it to the investors there.