Some of these options will even go to 80% LTV on a 2-4 unit investment property, which is rarely done because the rate sucks, but in your case - where the rate is going to suck anyways - this is you "making lemonade" when life gave you lemons... maybe there's a scenario where keeping that 5% in your pocket lets you improve the property such that it cashflows even at that higher interest rate.

Many people will do a few flips to up their capital to the buy and hold but mostly as they do they are building relationships with local banks, credit scores go up and they get a line of credit fron the bank.or.......go with a 2nd- home improvement loan and try to get that for the debt that you owe on you cc.

.- Look at the conditions attached to the TPM to see what the County is requiring in terms of public improvements. 

-I have access to a below market variable rate (currently at floor of 2.75%; cap is 10%) loan that only requires 10% down through my employer for a purchase of a new residence.I'm trying to plan out the best financial moves going forward. 

I want to improve my cash flow, I live in a rental spending 1,500/mo on rent, I'd like to get my spend to less than 1K, I'm single, no kids so it's easy for me to move and I can get by with something small, but don't want Condos/HOA   I would also like to eventually house hack with a four plex, living in one of the units.   

There are very unique opportunities like working with government to build and provide housing, or create a business that renovates rentals for individuals with physical disabilities... flats with wider doorways, handicap accessible bathrooms, lower counter tops, etc. 

And the connections I am making seem genuine and accessible.

I just started reaching out to leads this month and other investors/real estate professionals and it's been a great experience so far.I think it's important to establish a system that you can track, budget, and improve.

my suspicion (I havent gotten access yet) is that these three small cottage style rentals are not on seperate meters, and owner is paying utilities... therefore got solar... which I dont like... in Ca... people blast AC and behave like kids with their power if they arent paying it... 

Forced appreciation is a big factor as landlords improve their properties and raise rents or just flip.We all play a similar game in lower cost markets but the barriers to entry are lower, the appreciation is lower, and the cash flow is higher, allowing smaller investors the opportunity to get in the game.If I was very wealthy I probably still wouldn’t invest in higher cost markets because I lack the knowledge to be successful.