Considering bringing in an investor group on a small, low-risk rehab — not because I need the capital, but to test the model and build a working relationship for future, larger deals.Would you do it just to:Set expectations earlyProve performance with outside capitalBuild trust before scaling?

Outside of that I still want to hit that number by late 30's I've been trying to figure out how to buy a cash flowing business with little to no money down I've had thoughts of using my heloc to then use on an sba loan to buy a business and I've also thought about taking out a life insurance policy to then put inside of a trust along with the home and borrow against the trust but I was advised not to do that from a Financial Advisor since the rates would be too high and it would take longer to build the wealth.

As you may know, the last few years have been very productive for the firm, and your trust and confidence in us has made that possible.

In both scenarios, you want to trust who you leave your child or your assets with.  

In other words, if your exit strategy would be to sell, then I would not buy the property unless you can get it for a price where you would have the option of at a minimum recouping your cost.I know today's market can be difficult but trust your numbers.

Lastly, do not form a land trust for the sake of trying to circumvent lending requirement.

It's an area I know, it's close enough to manage in person, I found a good cleaner/manager I can trust, and the house appreciated dramatically right after I bought it - about 40% in year one, and another 40% in year two.

You should find a trusted small builder in the area. 

They have great reviews and the person is knowledgeable but I wanted to check with the BP brain trust before signing for a loan with them.

Some investors strike a balance by hiring reliable part-time managers or trusted local handymen who can respond quickly without the full cost of a property management company.