Hi @Christopher Oliva,1) I'd be surprised if it's any different in Texas, but in California the rates/profit/etc for all down payment assistance programs are set by the non-profit and lenders brokering them in have zero ability to raise or lower them.

I think the challenge would be to find a deal that would be profitable (esp in the SoCal area) since I would start with a low amount of equity/larger mortgage payments and rents that don't quite cover all of the costs.

Would like to move into commercial as the ultimate goal.I made this post because I would simply like someone to chat with about real estate. 

No disrespect to any CPA or other "tax" professional, but they simply are not qualified to apply cost seg on any building, period.

Saying you want to be a real estate investor is simply not enough.

Can you do it all, of course you can, however the above break down is what we see work the best for those getting their license and utilizing it for more than simply having their own access.

This is where a new investor comes in to the picture offering to fund and run the rehab entirely taking 50% of the profit when it sells.  

All of the normal methods don't seem to produce much return for my dad, and even if he got 100% of the cash flow it would take 7+ years for me to see any profit.

Ideally, he would put up the money for the purchase and rehab costs, I’d run the project and then pay him back plus profit after selling it.

@Alex Price, sure my investing goal right now is simply to maximize cashflow and reach financial independence.