You can house hack so your down payment is significantly lower than a purely investment property.You can also invest a few hundred dollars into getting your license and all associated memberships then use the proceeds from the commission of buying your house as a down payment.I'm seeing a lot of partnership advice.

If I were to move out and rent my half, I would collect $1800/month after PITI, roughly $900/month pure cashflow after all expenses, making the Return on Equity a little under 7%.

That changes the game from a pure investment flip.Massive Savings: Seriously, no down payment, no PMI, and those long-term interest rates are going to be way lower than anything I or any other hard money lender could offer.

What makes you want to go the purely passive route straight out of the gate?

This is purely exploratory — no sales pitch.

If it's purely an investment and you're thinking long-term, an LLC could be the better route.

I’ve newly joined our family business in developing commercial buildings and would appreciate your advice if the following potential project is considered as a strong long-term hold.Project Summary:40-year ground leaseInitial investment: $USD 930,000 (which includes the 10 years of prepaid land rent and all other costs  such as permits, contracts, engineering, geotechnical studies, etc.)Revenue & Occupancy:Annual rental revenue (Year 1): the equivalent of $USD145,000 (at 100% occupancy)7% shop rent increase every 5 yearsOperating Expenses:Recurrent yearly expenses total USD$20,000, covering: Security, maintenance, generator upkeep, insurance, taxes, repairs, and contingenciesLand rent restarts in Year 11 with a 10% increase every 10 yearsFinancing:With loan (USD$550,000 at 7%, over 6 years) → Break-even in Year 12After breakeven, the project produces pure cash flow for 28–32 years.

The dip in rent-to-price ratios did make home buying seem less compelling for a while, at least from a pure numbers standpoint.

If you are looking for income/cash flow over appreciation then you are better off private lending or investing in a debt fund or another type of fund that is structured for pure cash flow over appreciation.I could give you the name of 5+ debt funds where you could get 8-10% plus some offer preferred tax advantages (dividend over ordinary income). 

From a purely financial efficiency standpoint, 30-year loans do result in significantly more interest paid over time compared to 15- or 20-year loans.